MASTER PLANNING AND DEVELOPMENT PROCESS
Copyright 2017 by DNA BARCELONA, All rights reserved, no part of this publication may be reproduced or distributed in any form or by any means prior written permission from the publisher
CONTENTS 1. Preliminary Program Definition 2. Analysis and Site recognition 3. Conceptual Design 4. Preliminary Masterplan 5. Masterplan 6. Agency Approvals and Funding 7. Schematic Design 8. Design Development 9. Construction Documents 10. Construction Implementation
INTRODUCTION The Planning Process outlined in the pages that follow shows the various phases that lead to a Master Plan, Business and Environmental Strategy for a typical project. The Process applies to various types of projects from residential to recreational or commercial, educational, industrial and is most applicable when dealing with large acreage developments of any type. Although the process outlined in this document varies somewhat in each case, the overall approach is most important. Every aspect of the city’s urban planning, engineering and architecture is approached with sustainability in mind. We at DNA have served as the Prime Professional and Pre-Development Project Managers for a variety of projects. As such, we have been responsible for coordinating the services of many professionals whose interaction contributes immensely to a successful project: · · · · ·
Planners Economists & Market Analysts Engineers Architects Environmentalists
While the above are typical of any project, additional specialists which are dependent on specific project needs would be Golf Course Architects, Marina & Coastal Engineers and Graphic Designers. We hope that this brief overview clarifies the Planning Process. We look forward to discussing its application to any specific planning need. PHASES OF THE PLANNING PROCESS
1 DEFINITION
3 CONCEPTUAL
DESIGN
DESIGN
OF A PRELIMINARY PROGRAM
7
SCHEMATIC
4
CLIENT
6 AGENCY
8 DESIGN
DEVELOPMENT
APPROVALS
2 ANALYSIS
PRELIMINARY
AND
MASTERPLAN
FUNDING
5
SITE RECOGNITION PROGRAM
9 CONSTRUCTION
MASTERPLAN
DOCUMENTS
10 CONSTRUCTION
IMPLEMENTATION
1
PRELIMINARY PROGRAM DEFINITION CLIENT INITIATES ACTION
ASSEMBLES TEAM DESIGNATES PRIME CONSULTANT
DEFINITION OF PROGRAM
*Others include: Legal, hazardous wastes, marine, etc.
Others *
Environmental
Economist
Land Planner
Engineer
Architect
OBJECTIVES OR ELEMENTS
A decision to develop land and to use the team approach begins the process of coordinated studies by professional consultants. Water courses
topography
critical elements
ROADS
Once the Team has been selected and agreements executed, the Owner / Developer and Planning Team will meet to complete the following preliminary phases: Preliminary Program The initial step of the Planning Process is to prepare a preliminary description of program elements to be included in the Master Plan. The Preliminary Program will synthesize: 1. Development goals 2. Regional market data 3. Physical analysis of the site 4. Regional Environmental / Sustainable Possibilities
Preliminary Schedule The Preliminary Program aids in the preparation of a schedule which establishes the anticipated timing of the planning phases and consultant responsibility. The Planning Team will develop a schedule which will be continually refined and adjusted during the planning process. The schedule will identify decision benchmarks and product delivery dates, and measure progress.
2
ANALYSIS AND SITE RECOGNITION AGENCIES
MARKET STUDIES
PHYSICAL CONDITIONS
EXISTING INFRASTRUCTURE
REGIONAL CHARACTER
SURVEY
MARKET, TOPOGRAPHY, VEGETATION, SOILS, DRAINAGE, CLIMATE, ETC.
PRELIMINARY FEASIBILITY ANALYSIS
PROCEED
Each discipline begins its respective analysis to determine development possibilities and feasibility in the beginning stages.
synthesis
DIAGRAM OF MAXIMUN HEIGHTS
DIAGRAM OF CIRCULATION
DIAGRAM OF FREE SPACES
The specific work elements of the analysis phase are divided into Economic Analysis and Physical Analysis as follows: Economic Analysis The economic analysis required for a project will cover land uses and forecast future market support over a period of time. Normally a work scope specific to each proposed land use is required. In general, however, the analyses which will be required include: a. Review and inventory all existing documents and market material in more detail and prepare a list of additional data requirements or areas which require updating. b. Evaluate the physical characteristics of the site, such as access, climate and adjacent land uses. c. Define target markets for the various elements of the project which may include A Working City, A Living City, A Learning City, A Sustainable City. d. Identify and survey selective competitive or comparable projects as to their size, type, price, mix, etc. e. Forecast the level and timing of market support for the various products, based on the dynamics of the market-place. f. Specify program for development indicating product type, densities, phasing, etc. g. Define specific parameters for the various products such as unit size, density, amenities, etc. h. Prepare a preliminary draft written report summarizing the findings of the analysis for market support.
Physical Analysis The Planning Team will document and analyze the physical characteristics and development capabilities of the site and environs including: a. Boundary b Topography and slope c Hydrology d. Geology e. Vegetation f. Climate
g. Ecological factors h. Utilities i. Circulation and related infrastructure j. Historical events and sites k. Archaeological and cultural sites l. Land uses - regulations and zoning m. Legal requirements and development approval - governmental approvals and permitting
Conclusions and recommendations These data will be analyzed, and the reports synthesized into a definition of potential summary that will identify: 1.
Development and preservation zones (ecology strategy)
2.
Potential program and marketing concepts
3. Specific development sites having special location or physical characteristics 4.
Further data or specialized consultants required for more detailed planning, design and permitting
furnishing wood
Vegetable Garden to Preserve
Vegetable Garden to Preserve
NATIONAL FOREST
GREEN AREAS
VIEWERS
SPACES FOR ENTRETAINMENT
CAR PARKS
3
CONCEPTUAL DESIGN DEVELOP CONCEPTUAL PLAN
ZONING
FINANCIAL MODEL
IDEAL FUNCTION
BUILDINGS
ENVIRON-MENTAL SITUATION
ALTERNATIVE SOLUTIONS
ALTERNATIVE 1
ALTERNATIVE 2
ALTERNATIVE 3
PREFERRED CONCEPTUAL PLAN
Technical input is then interpreted into conceptual land use diagrams, reviewed by the team and revised to meet project requirements.
Alternative development scenarios and program concepts will be tested using the site and market data analysis. Economic Studies The Market/Economic Planner will: a.
Work with the physical Planners to interpret and refine the program identified in Phase 1.
b.
Project revenues based on the Phase 2 Analysis of Market Support.
c.
Gather preliminary development costs provided by the physical planners.
d.
Prepare alternative cash flow analyses and test the sensitivity of alternative pricing and absorption notions to provide cost or phasing alternatives.
Planning Studies The Site Planner will produce alternative: a.
Capacity studies of gross acres available for development
b.
Site development conceptual diagrams
d.
Land use suitability studies
e. Additional diagrams and perspective drawings which illustrate special features f.
Preliminary phasing plans
g.
Preliminary quantity take-offs on all site development infrastructure and special features and elements
Architectural Studies While planning studies are being prepared, the Architect will: a.
Research and document the indigenous historic architectural style(s) and building technology.
b.
Establish appropriate design criteria and standards as required by local building codes.
c.
Document appropriate square-foot requirements by facility type as they may vary from normal standards due to local conditions.
d.
Prepare alternative architectural massing character studies for the project.
Engineering Studies The Engineer will prepare detailed studies to include:
a. Geological
· Soil type-development potential
· Core-booting analysis
b. Natural water resources
· Surface-water management · Subsurface water-quality and quantity
c. Utilities
· Water supply and distribution systems
· Sewage collection, treatment and disposal systems
· Surface-water management and erosion control
· Electrical supply and distribution
Environmental studies The Environmental will prepare detailed studies to include:
a. Energy Management
· Demand side
· Supply side
b. Water Management
c. Waste Management
d. Transportation
e. Supply Chain
Conclusions The Site Planner will have at this time prepared and tested Alternative Conceptual Land Use Studies in sufficient detail to allow the Owner/Developer to make refined development decisions. During this stage, it may be appropriate to review the plan with government agencies and address their concerns and recommendations during the preparation of the Preliminary and Final Master Plan Phases. Planners recognized that the biggest environmental gains come from some of the most passive, and least expensive, tools: the city’s (and buildings’) orientation (with regards to the sun and prevailing winds) and its form. Next most effective is building performance optimization, such as an efficient envelope and systems, and smart building management. Active controls, such as renewable energy, are the most expensive, while offering the lowest relative environment-impact returns. That’s why designers first concentrated on orientation and performance optimization, thereby reducing a large amount of energy demand with little cost, and only subsequently looked at what active controls could be implemented.
4
PRELIMINARY MASTERPLAN DEVELOP PRELIMINARY MASTER PLAN
PERMITTING
PRODUCT ANALYSIS
DENSITY CAPACITY
FUNCTIONAL EVALUATION
DESIGN DIRECTION ESTABLISHED
ADJUSTMENTS BY EACH DISCIPLINE INCORPORATED INTO DESIGN
PRELIMINARY MASTER PLAN
BUILDING CHARACTER
After preliminary agency(ies) approval, the team establishes a design direction to meet refined functional, aesthetic and economic requirements.
Based on the land-use plans and market-based product-and-facilities programs developed in the conceptual design phase, the Team will provide:
Economic Planning At this stage, the Economists will prepare a detailed development program which considers market, financial and site planning opportunities and constraints. This specific program is then sited or located on the property to balance physical constraints and opportunities and optimum financial performance. At this time the Economists will also begin to define in much greater detail the financial analysis: a.
Revise revenue projections and absorption for each alternative land use.
b.
Revise cost estimates, based on the input of the physical planners.
c.
Refine and revise cash flows focusing on the sensitivity of cost elements and revenue assumptions.
Physical Planning Based upon the land-use plans and facilities program development in the Preliminary Design Phase, the Site Planner will: a.
Assemble preliminary cost estimates for all facilities for review by the economic planners.
b. Refine the facilities programs to reflect market and financial recommendations. c.
Prepare detailed plans of representative land use areas for design evaluation and financial analysis of the project components.
The alternative solutions will be innovative expressions of comprehensive planning and design and will be financially and economically sound and workable.
5
MASTERPLAN COORDINATED PREPARATION OF THE DESIGN PACKAGE FULL COLOR GRAPHICS, DEFINITIVE TEXT, TABULATIONS
AGENCY REVIEW PROCESS
PROCEED
MASTERPLAN
The refinement of site plans, economic models, agency submittals, character sketches, etc. follows.
During the Master Planning Phase the physical and economic plans are combined to create the development and business strategy.
Economic Planning The Economist will refine the development program and financial projections and analize the various alternatives for development of the project. Specify detailed project parameters such as hotel stock and ratings, commercial mix, residential unit mix, amenities, amenity operations, detailed pricing, operational characteristics, etc. Specify in more detail the various alternatives for each parcel of land and identify the ramifications for other parcels given a change in alternatives. Finalize revenue projections Confirm and finalize cost projections Finalize cash flows Describe the sensitivity of absorption and cost to key variables Prepare a written report documenting in detail the various alternatives and their financial ramifications Prepare a summary of the market and financial reports for presentation to the investment community Identify and evaluate alternative development strategies which could also be conducted at the Owner/Developer’s request, as an optional task in this phase of work. At this point in the master-planning process sufficient graphic materials and market/financial analyses will be available to describe the project to potential investors, hotel operators, management firms, lenders and sub-developers.
Physical Planning The Site Planner will prepare a Master Plan sufficient detail to illustrate the special characteristics of the proposed project and locate and plan the following land use types and facilities:
1. Residential areas Single family housing Multi family housing An Ecology & Energy Efficient Design: Orientation
Facade Construction
Materials
Thermal Analysis
2. Commercial areas and special features Hotel areas Retail/Office Entertainment and activity centers Marinas 3. Recreation Golf course’s Parks and playgrounds Open spaces and natural zones Fresh and salt water access and use 4. Circulation Major and minor vehicular traffic Parking and service areas Pedestrians Bikeways 5. Historic Events and Sites 6. Archaeological/Cultural Sites 7. Utilities and Maintenance Water supply and distribution system Sewage collection, treatment and disposal system Surface-water management and erosion-control system Electrical supply and distribution Maintenance center(s) Solid Waste disposal system
In addition to the Illustrative Master Plan, the following documents will be assembled: Illustrative/thematic sketches describing the design character of the development and marketing concept(s). Detailed site plans of selected typical land-use types, products and densities. Design sketches, sections and elevations illustrating the design intent of the Master Plan. Phasing Plans. Utility master plan showing location, size and phasing of major utility systems. These plans and documents will be assembles into a Master Plan report. Other items that may be required at a later date are: Scale models of specific development areas Large-scale plans and perspectives for use in marketing and sales offices.
Energy Management Demand side The City must minimize energy consumption by deploying the best commercially available international energy-efficient techniques and setting stringent building efficiency guidelines in areas such as insulation, low-energy lighting specifications, the percentage of glazing (i.e., windows), optimizing natural light, and installing smart appliances, smart metres, smart building management systems, an integrated distribution management system, and a citywide energy management system that interacts to manage the electrical load on the grid – all along the system, from the utility to the consumer. Supply side The city must be fully powered by on site renewable energy. As the city grows, however, this will change, with a medium-term target of at least 20% of energy supply coming from onsite renewable sources. The remaining power will be sourced from offsite renewable sources.
Water management To achieve lower consumption figures, the city must use a broad array of wateruse reduction technologies and systems. Highly efficient fittings, fixtures and appliances, smart water metres that inform consumers of their consumption, and smart metres to identify leakage across the system are already in use. As the city pursues more ambitious consumption targets, additional strategies will be implemented, including a water tariff to promote further water efficiencies. As well, treated wastewater is 100% recycled for use in landscaping, which has achieved a 60% reduction in water usage per square metre over BAU, through a variety of strategies, including highly efficient micro-irrigation, landscaping design that minimises plant evapotranspiration, and low-water-use and indigenous plants and trees.
Waste management The city’s solid waste must be divided into three principle streams: dry recyclables (cans, plastics, cardboard, papers, etc), wet recyclables (food and other organic waste) and residuals (e.g. toothpaste tubes, empty food containers and other common waste that is not clearly one of the other two). A fourth stream, which represents a small percentage of the total, includes bulky waste, hazardous wastes and other special wastes, such as batteries. Buildings in the city have three waste chutes to allow for easy separation into the three main waste streams.
Transportation In addition, a public transport must be a system of electric buses, electric cars, and other clean-energy vehicles providing transport within the city and serving as a link to the wider metropolitan area. Most private vehicles will be kept at the city’s edge in parking lots that will be linked by public transportation to the rest of the city.
6
AGENCY APPROVALS AND FUNDING PREPARATION OF AGENCY APPLICATIONS AGENCY REVIEWS
OFFICIAL SUBMITTAL
STAFF REVIEWS
AGENCY APPROVAL RECEIVED FUNDING ALTERNATIVES SELECTED PRIVATE INSTITUTION
GOVERNMENT PROGRAMS
DOCUMENTATION SUBMITTED MASTER PLAN MARKET STUDIES AGENCY APPROVALS
FINANCING SECURED
Based upon completed Master Plan Documents, final agency approvals are received and funding secured. Once the Master Plan Package has been completed, the Design Team will assemble and prepare the various applications required for Government Agency approvals. Typically, staffs from the various agencies have already reviewed the project through interaction during the development of the design and are aware of most of the decisions that have taken place. In fact, staff has usually helped guide those decisions in order to position the project into an approvable form. The project is officially submitted and the approval process begins its final phase. Although many projects are financed to some degree prior to the final approval, most projects obtain secured financing after government approval.
7
SCHEMATIC DESIGN BEGIN SITE SPECIFIC DESIGN (PHASE 1)
OTHER
RELATED SITE PROGRAM (I.A.)
POTENTIAL UTILITIES REQUIREMENTS (Eng)
POTENTIAL Sq. FOOTAGE PROGRAM (Arch)
SCHEMATIC DESIGN PRELIMINARY QUANTITIES, ESTIMATES
REVIEW WITH CLIENT
MODIFY
PROCEED
Initial phases (site areas) are enlarged in order to begin more detailed design. Each discipline prepares site specific designs.
After agency approvals for the Master Plan have been obtained and funding is in place, the Master Plan is often implemented in phases. Detailed design then begins for these designated initial phases, the first step of which is called the Schematic Phase. Here, initial development areas and other key areas are enlarged to provide closer examination of the elements. In addition to enlarged plans, site sections and elevations are also prepared illustrating critical relationships of project components to each other and to the site. Drawings prepared under the Schematic Phase also begin to establish project character and scale as the enlarged plans and sections take on more detail. Schematic drawings typically include building footprints developed by the architect and incorporated into the side plan by the landscape architect. Site design also includes guidelines set forth by the civil engineer such as storm runoff (surface drainage) and other infrastructure considerations. Typically, all remaining site development is covered under the scope of the land planner/landscape architect. Finally, schematic-level cost estimates are prepared in order to monitor budget parameters before proceeding to the next phase.
8
DESIGN DEVELOPMENT BEGIN DESIGN DEVELOPMENT INTEGRATION OF CONSULTANT’S WORK
OTHER
BUILDING SITING PARKING GENERAL LAYOUT LANDSCAPE GRADING
DRAINAGE ENVIRONMENTAL MANAGEMENT SYSTEMS
FLOOR PLANS ELEVATIONS SECTIONS DETAILS FUNCTIONAL REQUIREMENTS
DESIGN DEVELOPMENT PLANS AND DETAILS REDEFINED QUANTITIES AND ESTIMATES
REVIEW WITH CLIENT
MODIFY
PROCEED
Once the schematic package has been approved, detailed design is developed for all elements within this area. Essentially, this is the First Pass at Contract Documents.
Following the approval of the Schematic Design and related cost estimates, the next step of the detailed design begins. The Design Development Phase is considered a first pass at preparing the final drawings and begins to illustrate how the project will be built. Drawings are again enlarged, this time to a scale that is suitable to show the following information: General dimensioning and layout General grading and spot elevations Proposed paving materials Site lighting character and proposed site hardware General landscape materials General detailing The scale of these drawings are at the same scale as will be the final Contract Documents and while they are still somewhat general, they do provide the first real diagrams of how the site components will be built. The end product of this phase is a design package that allows the client and the design team to evaluate not only the overall project solution, but also detailed design solutions that affect project costs and quality. This level of detail also provides for accurate quantity takeoffs of materials from which to base detailed cost estimates. This allows revisions to be made prior to the preparation of the final Contract Documents.
9
CONSTRUCTION DOCUMENTS BEGIN FINAL DESIGN ALL DISCIPLINES FULL LAYOUT AND DETAILING SPECIFICATIONS
FINAL PRICING
MODIFY
FINAL REVIEW WITH CLIENT
CONTRACT DOCUMENTS SPECIFICATIONS (FINAL SITE SPECIFICATIONS DESIGN)
Drawing and specifications are produced in a detailed format suitable for project construction.
Assuming all project reviews have been made and all designs and budgets are approved, the last step of the detailed design is undertaken. Contract Documents and Specifications provide a full description of the project design and construction details suitable for obtaining competitive bids from qualified contractors. This package illustrates, in detail, all of the project components and their construction including: Fully dimensioned layout plans All surface grading and hardscape elevations Paving plans Site lighting and hardware specifications Planting Plans Irrigation Plans Special feature’s design Specifications manual This fully documented package is sealed by a registered Landscape Architects and becomes the legal document of record for the construction of the project.
10
CONSTRUCTION IMPLEMENTATION ASSISTANCE WITH BUILDING QUALIFY CONTRACTORS
PRE-CONSTRUCTION MEETINGS REVIEW DESIGN / VISIT SITE
IMPLEMENTATION OF THE DESIGN
CONSTRUCTION OBSERVATION
ADMINISTRATION
FINAL APPROVAL
After completion of the detailed design, construction management and administration is required to assure compliance with design. Once the bids are received, the Site Planner assists the owners in selecting qualified contractors through the process of conducting interviews, and reviewing past performance and cost compliance. When the contractor is selected, the Site Planner schedules a pre-construction meeting on the project site to acquaint the contractor with the details, site issues and design decisions. Implementation begins on a pre-arranged construction schedule. The Site Planner visits the site as necessary to ensure compliance with design intent and to monitor the quality of work.
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