Construction Terms

Seattle Public Schools' process for designing and building schools is summarized below. An overview of requirements for historic landmarks preservation and permitting is also provided, along with links for more information.

 

Architect Review & Selection Phase

 

The Facilities, Planning, and Enrollment Department evaluates and selects architectural and engineering firms for school projects with a panel of judges. A typical panel consists of the department's executive director, program and project managers, school principal, City representatives, and other facilities managers from outside the District.

 

Educational & Design Standards Phase

 

The School Design Team and school staff participate in a series of meetings to align the school's transformation plan with a program-based design that meets the unique needs of each school's learning community. For more information on the composition of the School Design Team and the entire design process, please refer to the District's Design Process Manual .

 

Design & Construction Phase

 

A.  Schematic Design Phase - The first phase of the architect's basic services in which the architect consults with the District on project requirements and prepares schematic design studies consisting of drawings and other documents showing the scale and components for the District's approval. The architect first must participate in the School Design Process described above to gather feedback from the school and community.

 

B.   Design-Development Phase -The second phase of the architect's basic services in which the architect prepares drawings and other presentation documents to fix and describe the size and character of the entire project as to architectural, structural, mechanical, and electrical systems, materials, and other essentials as may be appropriate. The architect also prepares a statement of probable construction cost.

 

C.   Construction Documents Phase -The third phase of the architect's basic services in which the architect prepares working drawings, specifications, and bidding information.

 

D.  Design-Build Construction Phase - The fourth phase of the architect's basic services in which a prime or main contractor bids or negotiates to provide design and construction services for the entire construction project.

E.   Construction Phase - The fifth and final phase of the architect's basic services, which includes the architect's general administration of the construction contract(s).

Recently, Seattle Public Schools has also had the opportunity to apply a new contracting method called General Contractor/Construction Manager to a few projects. For more information on the benefits of GC/CM, click here.

Historic Landmarks Phase

The landmarks phase designates facilities of historic significance, and consists of the following steps:

• Landmark nominations submitted to City Historic Preservation Officer

• Nomination hearing before the Seattle Landmarks Preservation Board

• Public hearing is nomination is approved

• Landmark designation

• Seattle City Council approval

• Option for owner or Board to appeal

For complete information on the landmark process, visit  http://www.cityofseattle.net/neighborhoods/preservation/  

Master Use Permit Phase

o   The Seattle Department of Planning and Development issues permits for projects in Seattle involving new or changed uses of property, construction projects, and other building and design elements

o   The two major types of permits include land use and building.  

o   Most Seattle Public Schools projects require major permits such as Land Use and Master Use Permits (MUPs).