Architectural and construction solutions

Why is ordering AR and KR separately a loss for the developer?

Two separate design organizations are developing the architectural section and the structural section in their own coordinate systems. The architect designs beautiful facades and convenient layouts, the designer fits them into the structural grid and discovers incompatibility: the spans do not coincide with the pitch of the load-bearing walls, the heights of the premises do not meet the requirements of engineering systems, the placement of elevator shafts conflicts with the load-bearing structure. Rework at the DD stage costs several times less than rework at a construction site, but such rework is a direct consequence of technical inconsistency between sections.

AYU-Project develops architectural and construction solutions differently: architecture and construction are formed in a single project logic, in a single coordinate system, using a single calculation model. The developer receives a DD in which architectural ambitions are reconciled with structural reality, engineering loads and regulatory constraints - all resolved on paper, before contradictions become a site problem.

What are architectural and structural solutions (AS), and how do they differ from the separate AR and KR sections?

Architectural and construction solutions (AS) are not two parallel sections of DD developed independently, but a unified system of design solutions in which the architectural appearance and internal layout of the building are embodied in a specific structural system. The AR section determines “what the user sees and how he uses the building.” The KR section translates these requirements into constructive reality: what materials, what sections of load-bearing elements, what foundation system will ensure the reliability and durability of the facility.

When these sections are developed by different organizations, they often contain geometric, normative, and design conflicts. When they are developed by one team in a single design space, there are no conflicts: the architect and designer work in the same coordinate grid, coordinate each key decision with each other, use a single information model (BIM), which eliminates discrepancies between drawings of different brands.

What sections are included in architectural and construction solutions?

Architectural and construction solutions in accordance with Government Decree of the Russian Federation No. 87 dated 16.02.2008 No. 87 (as amended on 21.10.2025) “On the composition of sections of design documentation and requirements for their content” include two main brands DD: AR (architectural solutions) and KR (design solutions). Together they form the complete architectural and construction appearance and technical basis of the project.

Section AR (Architectural solutions) includes:

• description and justification of the external appearance of the building, color and plastic solutions of the facades;
• space-planning and functional solutions: zoning, placement of premises, efficient use of space;
• standardized environmental parameters: insolation, natural lighting, acoustics, microclimate;
• measures for accessibility of people with limited mobility according to joint venture 59.13330.2020;
• technical and economic indicators (TEI): usable areas, volumes, number of storeys, territory utilization rate;
• master plan, floor plans, facades, sections, architectural units.

The KR (Structural Solutions) section includes:

• description of the spatial layout of the building and accepted design models;
• justification of the chosen structural system: monolithic reinforced concrete, steel frame, prefabricated monolithic structures;
• calculation and explanatory note with calculations of load-bearing structures, sections of elements, safety factor;
• solutions for foundations taking into account engineering and geological conditions;
• structural units, connections and parts;
• plans and sections of foundations, floor plans, diagrams of load-bearing structures.

How is consistency between architectural and design solutions achieved?

The coordination of AR and KR begins not at the stage of drawing development, but at the stage of choosing a structural scheme and space-planning concept. AYU-Project conducts a collaborative analysis of architectural ambitions and design constraints before detailed development begins.

In practice this means:

Unified coordinate grid. The pitch of the supporting structures is consistent with the functional grid of the building, the heights of the premises - with the requirements of engineering systems and technical areas, the location of elevator shafts and communication risers - with the supporting structure. All these decisions are fixed before detailed drawings begin.

Unified calculation model. Spatial calculations of load-bearing structures are performed on the basis of the current architectural model, which eliminates discrepancies between architectural and structural solutions under support conditions, loads and geometry.

Optimization of materials and structures. At the stage of choosing a structural system, options for using different materials and structural systems are analyzed, taking into account architectural requirements, climatic conditions of construction and economic efficiency. Sometimes replacing a monolithic frame with a steel one while maintaining the architectural appearance can reduce construction time by 20-30%.

Coordination with engineering sections. Architectural and construction solutions are developed in coordination with engineering sections (water supply, sewerage, ventilation, heating, electricity). High technical areas, routes for the passage of large engineering communications, nodes for the passage of pipelines through load-bearing structures are agreed upon at stage DD.

For which buildings are architectural and construction solutions being developed?

Architectural and construction solutions are developed for all capital construction projects undergoing state expert review. AYU-Project designs speakers for objects of the following categories:

• Residential apartment buildings (apartment building) - in the range from 5 to 30 floors, with or without underground parking. Architectural and construction solutions apartment building require optimization of the planning typology with maximum exposure of the living area to the building axes, integration of common areas, provision of insolation according to SP 52.13330.2022 and fire safety according to SP 2.13130.2020;
• Residential complexes - multi-sectional objects with the formation of intra-block spaces, with an integrated commercial component on the ground floors and parking lots. AS complexes require the development of a unified architectural concept while maintaining the constructive independence of individual sections;
• Public buildings - office and administrative centers, shopping and shopping and entertainment complexes, educational, medical and cultural institutions. Architectural and construction solutions for such facilities are determined by the technological requirements for the premises, the specific use of space and increased requirements for engineering systems;
• Industrial buildings and logistics complexes - industrial buildings, production and warehouse complexes, logistics terminals, including those with crane tracks and high technical requirements for load-bearing structures;
• Mixed-Use Developments - mixed-use objects: residential + commercial + public functions in a single space. Architectural and construction solutions for such facilities require special consideration of the integration of different types of premises, separation of functional flows and compliance with regulatory requirements for each part of the complex.

How do you work on architectural and construction solutions?

The development of AS is a multi-stage process in which each stage builds on the results of the previous one and provides the technical basis for the next. AYU-Project carries out this process in a structured manner and with constant coordination between the architectural and structural parts.

Stage 1. Analysis of initial data and choice of design scheme. We study GPZU, materials IGI, design assignment, architectural ambitions. We analyze engineering-geological conditions (bearing capacity of the soil, freezing depth, seismicity) and climatic parameters of the construction area (snow and wind loads). Based on the functional purpose of the object, we select the optimal design diagram.

Stage 2. Formation of space-planning concept. We develop options for planning solutions, coordinating them with the selected structural system. We check compliance with regulatory requirements: insolation, illumination, accessibility, fire safety. We agree on the concept with the customer before starting detailed development.

Stage 3. Development of stage DD. We develop sections of AR and KR in accordance with Government Decree of the Russian Federation No. 87 dated 16.02.2008 No. 87 (as amended on 21.10.2025) “On the composition of sections of project documentation and requirements for their content.” The architectural section contains a description, graphics and technical specifications; constructive section - calculation and explanatory note, design diagrams and components. At the same time, coordination is carried out between the AR brand and the KR brand: every change in the architectural grid is immediately reflected in the structural model, which eliminates discrepancies during the examination.

Stage 4. Expert-review support. We accompany the AS through the procedure of state or independent expert review. We respond to experts’ comments on sections of the AR and KR, and, if necessary, correct the documentation. This is included in the service at no additional cost.

Stage 5. Development of the WD stage. After receiving a positive expert opinion, we develop working documentation: plans, facades, sections, structural and architectural components, finishing sheets, specifications of materials to the extent necessary for construction work and prefabrication of structures.

What regulatory documents govern the development of architectural and construction solutions?

All speakers developed by AYU-Project comply with the current regulatory and technical framework of the Russian Federation - a prerequisite for passing state expert review and safe operation of the building throughout its entire service life. We monitor changes in building codes in real time and apply only the latest versions of documents.

• Government Decree of the Russian Federation No. 87 dated 16.02.2008 No. 87 (as amended on 21.10.2025)“On the composition of sections of project documentation and requirements for their content” - the composition and content of sections of the AR and KR;
• GOST R 21.101-2020 “System of design documentation for construction. Basic requirements for design and working documentation";
• GOST 21.501-2018 “Rules for the execution of working documentation of architectural and structural solutions”;
• SP 20.13330.2022 “Loads and impacts” - normalization of all design loads;
• SP 63.13330.2018 “Concrete and reinforced concrete structures. Basic provisions";
• SP 16.13330.2017 "Steel structures";
• SP 22.13330.2016 “Foundations of buildings and structures”;
• SP 54.13330.2022 “Residential multi-apartment buildings”;
• SP 118.13330.2022 “Public buildings and structures”;
• SP 56.13330.2021 "Industrial buildings";
• SP 52.13330.2022 “Natural and artificial lighting”;
• SP 59.13330.2020 “Accessibility of buildings and structures for people with limited mobility”;
• SP 2.13130.2020 - fire safety requirements;
• Federal Law No. 384-FZ “Technical regulations on the safety of buildings and structures”;
• Federal Law No. 169-FZ “On architectural activity in the Russian Federation.”

Why does the construction business choose AYU-Project for architectural and construction solutions?

AYU-Project is an external design and engineering department for developers, general contractors and technical clients with 16 years of experience in developing speakers at residential, public and industrial facilities across Russia. By choosing AYU-Project, a construction company receives not two separate sections, but a single technical basis for the project.

Architecture and construction work in one system. The supporting frame, floor marks, technical areas and communications routing are coordinated in a single coordinate grid. There are no installation conflicts either at the design stage or at the construction site.

Optimization of costs and timing. At the stage of choosing a structural system, we analyze options for materials and construction methods. The right choice can reduce construction costs by 10-20% and construction time by 15-25% without compromising quality and safety.

Current regulatory framework. We apply only the latest editions of building codes; We monitor all changes in SP and GOST promptly. This excludes expert comments on regulatory issues.

Documentation that passes examination the first time. The composition and content of sections of the AR and KR are formed in full accordance with the Government Decree of the Russian Federation No. 87 dated 16.02.2008 No. 87 (as amended on 21.10.2025) and the requirements of state or independent expert reviews. In most cases, DD does not require modifications.

Fixed terms and costs. The development time and cost of services are fixed in the contract and are not revised unilaterally. The delay DD shifts the entire production schedule - we assume financial responsibility for meeting contractual deadlines.

Approvals and qualifications. The company is included in the national register of specialists NOPRIZ and has all the necessary SRO approvals for the design of capital construction projects.

Experience at iconic sites. The portfolio of completed projects includes objects for Russian Railways, PJSC Rosseti Siberia, FGC, NTEK, Permtransgaz and other federal and regional customers.

Cost and procedure for ordering architectural and construction solutions

The cost of developing an AS is determined by the functional purpose and scale of the facility, its number of floors and area, the structural systems used, the composition of the stages being developed (DD, WD or full cycle) and the presence of visualization requirements. When ordering AC and engineering sections simultaneously under a single contract, the total cost is reduced compared to a separate order.

To receive an accurate commercial proposal, leave a request: indicate the type and purpose of the object, area and number of floors, availability of GPZU and geotechnical survey materials, design assignment. We prepare a commercial proposal within one business day. Initial consultation is free. We work across Russia remotely.