The determination of the resultant total gross floor area (TGFA) and of the resultant floor-to-lot area ratio (FLAR) are both part of the pre-design process, which are essentially micro-level physical planning activities in nature.
These other pre-design activities necessarily follow the TGFA determination:
- space programming, i.e., may be preceded by a space planning survey, analyses, reportage and sign-offs or approvals, particularly if the TGFA is more than 10,000.0 square meters (sqm);
- space planning, i.e., proximity matrices, connection diagrams, space plans, stacking plans, and the like;
- project conceptualization, i.e., philosophy, general and specific concepts;
- site analyses, including carrying capacity of the host site;
- code searches, i.e., verification of the applicable set or sets of private, local-level, national-level and possibly even international-level development controls (DC) based on both project and owner or funder requirements;
- site programming; and
- architectural programming.
These regular design and subsequent construction-related and occupancy-related activities can follow thereafter:
- schematic design;
- design development;
- contract documentation requiring technical coordination among all disciplines involved, that may include peer review of the contract documents;
- pre-construction activities including tendering and permitting activities;
- project execution, i.e., full-time or periodic construction supervision (FCS or PCS), documentation, dispute avoidance measures, pre-dispute resolution activities, and the like;
- post-construction activities including final inspections, testing and commissioning, as-built plan preparation, and the like;
- occupancy of the constructed facility; and
- property management or facility administration.
