Specifications include, but are not limited to: Programing and Schmatic Design Phase Services A. Provide Programing including working with staff to define functional relationships, special requirements, building functions, and growth projections. Develop “bubble diagrams” showing adjacencies and circulation. B. Investigate and document existing conditions in areas impacted by the planned renovation. Determine the extent of demolition and modification necessary to accommodate the program. Architect to develop as-built electronic drawings of the existing facility. C. Provide an assessment of the existing mechanical and electrical systems and provide recommendations for upgrades if needed. D. Closely coordinate with the Owner and the Construction Manager during Step One to develop a disruption avoidance plan that allows construction to occur with minimal disruption to the occupants of the building with the goal of moving employees only once during the process. E. Provide a schematic design package that includes drawings and scope narratives as required for the Construction Manager to provide a complete cost estimate. Design Development Phase Services A. As part of Basic Services, The Architect shall be responsible to include additive and deductive alternates in the GMP package that have the potential to increase the or decrease the Cost of the Work by approximately 5% of the Project Budget’s construction budget. B. Provide a performance specification for fire protection. C. Submit 50% and 100% Design Development Documents to the Owner and the Construction Manager for periodic cost estimates and constructability reviews. The Architect will be responsible to produce Design Documents that are consistent with the approved Project Budget. Upon receipt of the Construction Manager’s Design Development cost estimate, the Architect will assist with Value Analysis and make any required revisions without additional fee or expense to the Owner until the Design Development/GMP documents are in conformance with the Project Budget.