P O N T I K I S  +  A S S O C I A T E S

ARCHITECTURE  ●  INTERIORS  ●  LANDSCAPE

Process

Everything we create depends on process. If ones uses good processes in their work then they are bound to have good results. If they are using bad processes then they are bound to have not as good results. When we say good processes we mean processes which take into consideration people's feelings, are flexible to accommodate changes along the way, and are adaptable to different situations. Nature works this way. It follows an evolutionary process where flexibility and adaptability help to create good fitness and form. Our firm uses good processes of planning, design, construction, and management that create successful and high quality projects.

Building Form and Process

Today building production is static in nature. Architects design and specify a building and builders execute construction. Changes are avoided because they delay construction schedule and increase building cost. Therefore, during construction building spaces, details, and components are not improved to create a better fit. Our firm has been employing a more flexible process of design and making where changes are part of building production. Our specialized contracts can accommodate building changes without budget overruns or time delays. This process of making allows us to improve the humane quality of our buildings and create timeless environments.

Pattern Languages

The built environment is made of elements of various scales ranging from very big to very small. These elements can be communities, buildings, streets, gardens, interior spaces, furniture, details, etc. These entities or patterns, as have been called by Christopher Alexander and his associates, can be put together to create a pattern language for a project. We are using pattern languages in our work which help us to functionally and aesthetically define our projects. These pattern languages are put together with the help of our clients who are the ones who know best their needs, dreams, and aspirations for their building projects and communities. 

User Participation

Peoples participation has help to create unique houses, neighborhoods, regions, and countries around the world. Good and meaningful building environments can only come about by the involvement of users in the planning, design, and construction processes of their environments. People know best their own needs and  aspirations and the qualities of the environment that can make them happy and whole. We respect these human qualities and we encourage people's participation in shaping their own communities, buildings, interiors, and landscapes. We listen to what they have to say. We pay attention to their feelings and we create with them their own environment.

Integrated Design and Construction

In our work design and construction are closely integrated. While we are designing our buildings we also built computer models, physical models, mockups, and construction components with real materials to better understand the building form and its details. We use knowledge of construction systems and materials to enhance building design. In construction, we are continuously trying to improve spaces and details. Therefore, in our work we integrate structure, construction, and materials so that to give life, value, and meaning to the building form. Building economics, budget distribution, and cost estimating are also used in our work so that to better control building time and cost.

Construction Innovation

Building construction has to do with the actual making of buildings and objects. In our construction investigations we take into consideration the aesthetic, functional, craft, and economic aspects of buildings. We work closely with contractors to investigate assembly, detailing, and joinery of various construction systems we use.  In some of our projects we offer a design build service and manage the entire construction process. In other projects we undertake partial construction and we manage only a small number of operations that we feel will give high degree of "life" to our buildings. When appropriate, we  use innovative construction systems, materials, and techniques. We like to study and experiment with inexpensive materials and innovative construction techniques which give impetus to new building technologies and forms.

Cost Control

Good design and good money distribution on building spaces, materials, and details make a good building. At the outset of the design process the client commits to a building construction budget which is taken seriously by our firm as we try to design and deliver a project on budget. Throughout the design process we keep an eye on the cost distribution of the various building elements. As design is refined the distribution of the money on the various operations is also refined. Some important decisions need to be taken by the client and our firm in terms of materials and finishes. Money needs to be invested wisely and on items that will bring the most life to the building. During construction, when changes are made, money is moved around from one component to another without increasing the overall cost. Also, fifteen percent of the budget is allocated for contingencies and that money is spent incrementally and wisely during construction.

The Design and Building Process

Here we summarize the basic phases of a building project from beginning to end so that our clients have an understanding of the activities taking place at each phase.

Phase 1- Programming, Preliminary Research, and Pre-Design

·         Walk the land and develop a deep feeling of the place.

·         Find the good spots on the land and preserve them for open spaces and gardens. Find the not as good areas to place the building. Pay attention to orientation, views, and existing landscape.

·         Create a pattern language with the assistance of the client  which will include patterns with functional and aesthetical requirements.

·         Research and verify on-site requirements such as topographic survey, on site utilities, existing structures, etc.

·         Perform preliminary code review.

·         Commit to the project budget.

·         Review all information gathered with client.

Phase 2- Schematic Design

·         Develop schematic sketches or rough drawings of floor plans, sections, and elevations.

·         Build a three dimensional massing model to study the building volume and its relation to immediate surroundings.

·         Make preliminary selection of construction systems and materials.

·         Perform preliminary budget distribution on construction operations.

·         Coordinate with project consultants- soils, energy, electrical, plumbing, mechanical, acoustics, etc.

·         Review code requirements and meet with local government agencies for reviews and feedback.

·         Review with client.

Phase 3- Design Development

·         Build a bigger scale three dimensional model or model components when appropriate, to better design building spaces and details.

·         Draw building plans, sections, and elevations.

·         Develop and draw landscape design.

·         Coordinate structural, mechanical, and electrical systems. 

·         Finalize selection of building construction systems and materials.

·         Refine budget distribution and exercise cost control.

·         Review with the client for input and approval on all aspects of the project.

Phase 4- Construction Documents

·         Prepare architectural and interior working drawings.

·         Prepare structural calculations and structural working drawings.

·         Prepare landscape working drawings.

·         Preparation of civil working drawings by other consultants.

·         Preparation of engineering drawings and calculations for heating, ventilating, air conditioning, plumbing, energy compliance, and fire protection systems by other consultants.

·         Preparation of electrical plans showing power, lighting, telephone, communications, and security systems by other consultants.

·         Prepare specifications.

·         Meet and coordinate with agencies to obtain permits.

Phase 5. Bid Administration

(if you follow the General Contractor Model - see below)

·         Prepare specialized contracts and bid documents.

·         Prepare and distribute the addenda (additions or changes to the contract) to bidders. 

·         Evaluate bids and assist the client in awarding the contract.

Model 1 - General Contractor Model

In this model a general contractor builds the project and Pontikis + Associates provides Construction Administration. Our Construction Administration is different than the one normally offered by other architectural offices. Through our twenty years of experience we have come to understand that there are two important aspects of construction crucial to the life of buildings:

      1. There are critical construction operations that are vital to the life and comfort of the building (for example building layout, layout of walls, door and window openings, color, etc.).

     2. There are special construction components and details that are vital to the integrity and beauty of the building (for example beautiful columns and beams, window seats and alcoves, fireplace, water fountain, stone detailing, etc.).

     In order to tend to these two important aspects of construction we have devised a contract where the contractor undertakes construction and Pontikis + Associates performs specialized construction administration which has the following components:

     a. Intensive construction supervision - we spend a lot of time on the construction site and we assist the contractor with clarifications and problem solving. We perform appropriate modifications and changes without delaying the contractor or increasing construction cost. If cost is going to be increased then we shift money from another operation by decreasing its scope of work or by using some contingency money.

     b. Managing critical construction operations - the contractor is aware of these operations and he devices some down time where we move in with the client, perform some quick mocks, come up with the desired results, and pass our findings to the contractor with no delays.

     c. Managing special building components and details - the contractor is aware of the importance of these components and details which are part of his/her contract. When the time comes to build these components then we spent a lot of time on the site with the contractor to fine tune the smaller scale details, proportions, colors, etc. Sometimes some of these components and details are subcontracted directly to Pontikis + Associates who undertakes their full construction.

Model 2 - Construction Management Model

by Pontikis + Associates

In this model Pontikis + Associates contracts with the client to design and build the project. Therefore, it offers a construction management service for a fee and undertakes to build the entire project with a group of subcontractors.

MODEL 1- General Contractor

Phase 6. Specialized Construction Administration

·         Coordination and review of contract with client and contractor.

·         Discuss critical construction operations and special building components and details.

·         Visit the site to monitor the progress of work and make appropriate changes and modifications.

·         Hold regular meetings on the site with the contractor and the client to review progress of work and changes.

·         Review and comment on change orders, shop drawings and submittals.

·         Evaluate and approve certificates for payment to the contractor based on the progress of work.

·         Perform project close-out with the client.

·         Prepare a punch list of items to be completed or corrected.

·         Prepare a certificate of substantial completion to the county.

·         Complete record drawings showing all as-built information on original plans.

MODEL 2 - Construction Management

by Pontikis + Associates

Phase 6. Construction Management

·         Prepare specialized contracts.

·         Review contracts with client.

·         Hire and supervise subcontractors.

·         Make appropriate changes and modifications to improve the comfort and feeling of spaces and of important components and details.

·         Manage time and cost of each construction operation.

·         Hold regular meetings on the site with the client to review changes and progress of work.

·         Evaluate, approve, and pay certificates for payment to sub-contractors based on the progress of work.

·         Perform project close-out with the client.

·         Prepare a punch list of items to be completed or corrected.

·         Prepare a certificate of substantial completion to the county.

·         Complete record drawings showing all as-built information on original plans.