6 Core Elements of Building Design and Construction: A Guide for Project Owners
6 Core Elements of Building Design and Construction: A Guide for Project Owners
Beginning your first project can be exciting but also overwhelming. From contacting architects to discussing possibilities with contractors, your head may be swimming with ideas and concerns. Not to mention that commercial is much more complicated than residential.
This guide is meant to help simplify this process and explain the various elements in detail to allow first-time project owners to understand better what’s to come.
1. Planning
As the saying goes, “If you fail to plan, you can plan to fail.”
The planning stage of any construction project is the first and most important element. Without proper planning, your BDC project could go over budget, take much longer to complete, and even get shut down mid-construction.
Budget Allocation
To ensure the construction of your commercial project, like a fitness center, is cost-effective and affordable, it is important to figure out each of the expenses you will be facing.
Real Estate
The first cost to consider is the actual purchase of the real estate you will be building upon. This is usually one of the most expensive assets for your project and should be carefully considered.
Look at the location, size and space, slope of the land, type of soil, available amenities, zoning, and surrounding area.
Materials and Equipment
Developing a reliable and affordable supply chain for materials is an essential part of the planning process. If you’re stuck waiting for vital pieces to show up, that can put a big hitch in your progress and budget.
You should also ensure you have all the necessary equipment ready to go. While your construction team will provide some, if you need heavy-duty equipment such as a crane, you should lock that down and make the payments ahead of time.
Labor
A large fraction of construction costs is labor.
While you don’t want to skimp on pay and get subpar performance from your construction team, try to be economical about labor wages. This cost is usually finalized during the project bidding process.
SOV
This acronym stands for the “schedule of values.” This spreadsheet provides a cost breakdown for the project from start to finish. All construction and design team members refer to it for payment, project status updates, and to verify completed work.
Although creating this document is a complex process, it can help to keep the project flowing and everyone on the same page — literally.
Timeline
It is important to develop a schedule for all team members. This timeline will include a project start and end date and the time allotted for each construction phase.
Architectural Design
Next up in the planning phase is the exciting part: the architectural design. While civil engineering is the practical side of the built environment, architectural design is the artistry.
For the design of your commercial project, you will need to consider two main objectives.
Schematics
After the architects have learned the project owner's intent for the commercial build and what the site offers in terms of space and feasibility, they will embark on the schematic design of the building.
At this time, the project owner and architectural firm collaborate to flesh out a conceptual design that will progress toward finished schematic drawings, including site plans, floor plans, and MEPS.
Many architectural firms will use special software such as BIM (building information modeling) to complete a visual representation of these drawings for you.
Sustainability
Conscientious project owners and architects will always consider the sustainability of their commercial projects. Not only should they be concerned about the environment, but there are also some economic benefits when prioritizing sustainable design.
To achieve LEED Certification, the highest goal for commercial design sustainability, you must meet the prerequisites it lays out in energy efficiency and environmental design.
The green building design process includes not only construction methods that leave a smaller footprint, but also choosing building materials that are sustainable and environmentally friendly.
Steel and concrete are both known for their superior sustainability properties and are excellent choices for your commercial structure’s exterior. You have a variety of options when it comes to sustainable materials that will pass the LEED rating system for your interior.
Permitting
Depending on your property’s location, you will have to follow certain laws and regulations. Before beginning construction, you must obtain the necessary permitting from your local government office.
Building Codes
Your building must meet local building codes for its intended occupancy and use.
Zoning
Every property will be zoned for specific allowed uses. This will limit what you can build. For instance, it may be zoned specifically for healthcare, office buildings, or industrial. You may also need to consider noise ordinances and variances.
Team Members
As the project owner, you get to decide with whom you will entrust your commercial project.
While, traditionally, a project would be completed in three steps with three different professionals in charge of each one (the architect, engineer, and contractor), a new method called AEC is becoming more popular — and for good reason.
This project management strategy allows each team member to be involved in the project from start to finish. The architects, engineers, and contractors will collaborate every step of the way.
Site Prep
To get your site ready to be transformed into your new commercial structure, you will have to follow these seven steps. Be sure to provide access to the worksite for all machinery needed, storage for equipment and material on site, and a temporary shelter for professionals overseeing the project.
Related: Design-Build Benefits
2. The Skeleton
Next up, we have the backbone of your structure. What keeps it upright. It is commonly referred to as the skeleton.
Foundation
A well-built foundation will consider the dead and live load requirements that will be placed on the foundation and the necessary load distribution on the soil. The foundation must create a level surface that will anchor the building to the ground.
Footings
Footings are placed under the foundation, in what is known as the plinth level, to help support the building and prevent settling. Piles and grade beams are other options that also support the foundation and structure. Special footings may be required to meet seismic compliance in certain areas.
Frame
The frame of your commercial building must be strong enough to hold the vertical and downward transfer of both live and dead loads.
It encloses the building into compartments for structure and privacy. Once the exterior material is installed, the frame will provide shelter from heat, cold, pests, and burglary.
Regarding frames, most commercial buildings are either done with steel or concrete.
Floors
When considering your commercial flooring, you should determine the floor-to-floor height and strength requirements. Different floor finishes can protect from a variety of stresses.
Elevators and Stairs
How will your tenants or occupants travel up and down the floors of your building? The positioning and amount of stairs and/or elevators must be determined. When calculating the position of these elements, you need to ensure they are strategically placed for security and near emergency exits.
You will also need to decide whether you will use piston, cable, or traction elevators and if you need just passenger elevators, freight elevators, or both.
3. The Skin
The skin of your building is the various parts that cover the frame inside and out.
Roof
Roofing is a critical element of commercial construction, and various needs should be considered, especially for large roofs. You will need to decide on the best material and construction type for your roof and if you will require extra thermal protection.
Windows
Windows provide light and ventilation. The type you pick will impact your heating/cooling costs. High-quality glass types are well worth the investment considering they are energy efficient.
Doors
Exterior doors need to be larger in size and strength. This will provide the best security and accessibility for your building. The number, size, and placement of interior doors must also be established.
Walls
Exterior walls must be strong and energy efficient. Concrete walls are popular for commercial structures simply because they are both energy-efficient and can be made aesthetically pleasing. Depending on the use of your building, interior walls can be made from various materials.
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4. The Site
The building isn’t the only part of your commercial project you will need to construct. The site of your structure is equally important. You have to provide your visitors with a safe and adequate place to come to.
Parking
An organized parking system is the responsibility of you as a project owner.
Decide whether you need a parking garage or a well-paved parking lot. Determine the correct type of asphalt to use and where to put handicapped and loading zones as per legal requirements as well as convenience.
To keep your lot free from water erosion and direct traffic, curbs and gutters are an integral part of your parking lot construction and design.
Lastly, providing enough lighting and security is critical in creating a safe parking lot.
Landscaping
Landscaping is often an afterthought but can add curb appeal and even stormwater control to your property.
5. MEPS
This acronym stands for mechanical, electrical, plumbing, and structural. It is a term often used in civil engineering to group together the systems that make a building usable by humans.
Each plays a vital role, and their design can either add to or detract from the value of your structure.
HVAC
The HVAC is like the circulatory system of the building. Various equipment and ductwork provide airflow as well as heating and cooling.
Plumbing
Pipes that transport water into and sewer out of the building must be designed up to code and installed before the walls and floors are finished. They need to have access to bathrooms, kitchens, wash stations, labs, etc.
Electrical
The electrical system will provide lighting, outlets, and power throughout the entire structure. An electrician ensures your building is wired with the proper voltage or wattage for safety and power distribution. Any equipment power needs may require specialized wiring.
Emergency lighting and backup generators may be something to consider as well.
6. Controls
The last element of building design and construction are the main controls of the building.
Security
Your security system may require special wiring to connect all cameras and alarms.
Fire Protection
Every building needs a fire protection system, whether it comprises a water sprinkler system or wet or dry foam.
Servers and DAS Systems
Access to technology is vital in any commercial space. Your structure may need additional systems to make this possible, including DAS to improve cell reception.
Depending on the nature of your business, you may even need a server room for your computer needs. Also, consider an A/V setup and BAS (building automation system) to increase overall system control.
Recap
Knowing the basics of building design and construction elements can help a project owner feel more in control and in tune with the flow.
Of course, it’s always good to have the right team by your side while your commercial project comes to life, so you can get your questions answered and your concerns addressed.
Contact ZP Architects & Engineers today to discuss your next commercial project design!
