The Phases of Design

Introduction to Architecture
Week-12
Organizing Complexity: How Architects Collaborate
To Build The World Around Us.

How Buildings Come into Being

Phases of Architecture Design

BIDDING
Architect needs to collaborate with
Building is a team sport

• If the phase diagram above looked pretty straightforward, it’s

important to remember the amount of stakeholders involved in each
aspect of the process.
• All bring with them different perspectives and areas of expertise that
are necessary to create a successful end product.
• None could do alone what they manage to do together.
Phases of Design
• The specific project tasks associated with each phase are outlined below:
• Pre-Design: scope the project, review the program, analyze the site,
understand zoning requirements
• Schematic Design: translate the project requirements into technical
drawings, like floor plans and elevations
• Design Development: expand schematic design to include materials plus
mechanical, electrical, plumbing, energy requirements, using 3D modeling
and other software to formalize the design concept
• Construction Documentation: write a comprehensive set of instructions,
with everything from type of door knob to location of outlets, to hand over
to contractors for the build phase
• Construction Administration: visit site and respond to requests for
information (RFIs) until construction is complete
Pre-design
• Pre-design begins the process.

• During this phase the architect reviews the program for the building
with the client, gathers information on the site, visits the site to
understand the surrounding context.

• The architect will also undertake research the project, looking at

precedents and case studies to more fully understand the
assignment.
Pre-design
The main goal during this phase is to learn everything possible about
our clients’ personality, lifestyle, and needs as well as determine how
much space you need now and likely to need in the future, and how
that space should be used, organized, and arranged.
This information is organized into a document called the Program,
which describes all the rooms and spaces for the project, their
approximate sizes and any specific qualities or unique features you are
looking for. The other part of Pre-design phase is observing and
documenting the existing conditions at the project site. This usually
entails a survey of the land to determine the property line locations
and/or measurements of any existing structures..
Pre-design
• We also do background research to better understand how the site relates
to the surrounding area, climate, people, and the regulations that affect
the project
• We track these regulations in a Zoning Summary document and talk to city
planning staff if questions arise. Clients should expect to be very involved
and ready to answer personal questions during this phase. We sometimes
give “homework” assignments to get to know you better.
• Collaborating in this way allows us to better understand your values and
needs, resulting in a design that reflects your individuality with optimal
functionality.
• PD Deliverables: Program, Zoning Summary, Exisiting Condition drawing(s)
PD Duration: usually 2-4 weeks
Analyzing and understanding the immediate locality and the
surrounding area will allow the design to better connect with
both the site and its context.
An example organizational chart for a large to
mid-sized architectural firm, with clear
divisions between departments
 Schematic Design:

• Based on the input from the client and the architect’s overall
preferences, the process enters schematic design where the
architect will explore in more detail the chosen concepts.
• Often two or three concept schemes are brought into
schematic design.
• In this phase the architect will develop plans, sections, and
elevations, drawn in scale, to fit the program, to conform to
the site, and to begin to evaluate how the building will look.
• SD Deliverables: Preliminary Site and Floor Plans,
Preliminary Exterior Concept (if applicable)
SD Duration: usually 4-8 weeks
Schematic Design:
• Perspective drawings and three-dimensional models will complete
the process of exploration.

• At the end of this phase, the architect will present the scheme(s) to
the client for approval. At this point, the overall direction of the
project is set.
Schematic Design:
• Phase 1: Schematic Design
• During this phase of the architectural design process, we will take the
information we’ve gathered from you and through our field surveys to
create two to three design options for your consideration. We will
generally present these options in the form of sketches, so you can
visualize the different routes your project could take.
• We will also attach a rough cost estimate to each option to aid you in
selecting a design that meets both your aesthetic preferences and budget
requirements. You will also have the opportunity to request any
modifications you’d like us to make to your preferred design. Once you
have selected a design option that best suits your needs, we will begin the
process of refining the design during the Design Development phase.
Design Development
• Design Development sets all the specifics of the design.
• All aspects of the design are detailed, dimensions set, materials
chosen, fixtures and equipment documented.
• In this phase the architect works closely with the consulting
engineers to make sure all aspects of the design are coordinated.
• Consulting engineers are many: civil (site), structural (structure),
mechanical (HVAC: heating, ventilation, and air conditioning,
plumbing, lighting, IT, and so on depending on the type of project.
Design Development
• As this phase proceeds, depending on the size of the project, the architect
will often hire a cost estimator to review the drawings to make sure the
project remains within budget.
• With experience, the architect develops a good sense of costs for smaller and
simpler projects.
• While the architect will meet periodically with the client to review the
progress, at the end of this phase a presentation will be made to the client to
confirm the scope of the project, to make sure all aspects are covered, and
the budget is met.
• Detailed drawings, and renderings are presented and usually a presentation
model that represents the final design of the building.
• DD Deliverables: Drawing Set and Outline Specification document
DD Duration: usually 8-12 weeks
TYPICAL SET OF WORKING DRAWIGS FOR A PROJECT
Construction Documents:
• Time wise, this is typically the longest phase for the architect.
• During the construction document, all aspects of the design must be
detailed and all aspects of the scope of the project documented.
• Based on these drawings, contractors will place their bids so that
anything omitted will not be covered in their bids.
• The selected contractor will use these drawings from which to build
or on which they will base their drawings they prepare, approved by
the architect, from which they will build.
Construction Documents:
• Phase 3: Construction Documents
• By now, we will have settled on a final design and will begin
preparing drawings, notes, and technical specifications necessary for
bidding, construction, and permit application. This is the phase that
many people think of when they picture the work of an architect –
the creation of blueprints.
• Contractors will use these detailed drawings and specifications to
prepare for the next phase in the architectural design process.
• CD Deliverables: Drawings and Specification for Construction
CD Duration: usually 8-12 weeks
Building Permitting

• During this phase we add to the Construction Documents any additional

information required to get a building permit. This is the information needed to
show the project complies with the applicable land use, building, and energy
codes, and any other applicable guidelines and regulations required by the city or
jurisdiction issuing the permit.
• We submit these drawings along with the various forms required for the permit
application to the local plans reviewer, monitor the progress during the review
period, and give additional information or clarifications as requested.
• Our goal is to direct your project through as quickly and painlessly as possible,
but the length and cost of this phase can vary greatly depending on the
jurisdiction, complexity of the project, and any special historic district or
community design review processes.
• BP Deliverables: Drawings and Forms for Building Permit Application
BP Duration: usually 12-24 weeks (varies widely)
Bidding
• Bidding takes place upon completion of the construction documents.
• The bid set consists of the entire construction document drawings and a
written specification that enumerates all aspects of the job not covered in
the drawings
• . Contractors submit a bid price for the job and from the bids the client will
select the contractor, often taking the lowest bid.
• It is critical that the entire scope of the project be represented in the
construction documents and specification.
• Missing scope or details can lead to costly change orders; contractors will
often underbid incomplete drawings only to make up the money in change
orders during construction.
• BP Deliverables: Drawings and Specifications for Bidding
BP Duration: usually 3-6 weeks
Bidding
• Phase 4: Bidding
• Having an architect on your side during the bidding phase of home
construction is of great advantage to you. At minimum, we can aid
you in developing a list of qualified contractors for your bid list and
submitting bid packages to bidders. But we can also review
submitted bids, provide analysis, and help you compare the cost
figures that you receive from your bidders.
• This phase will ensure the contractors you are considering for your
construction project are reading the blueprints correctly and are
providing an accurate bid for your project.
Construction
Project
Construction phase
• Construction phase for the architect involves reviewing contractor’s shop
drawings and on-site job observation to confirm that what is being built
conforms to the design intent. The architect plays no role in how something is
built, only to what is built.
• Phase 5: Construction Administration
• Finally, once you have selected a contractor and construction is under way, we
move into the fifth phase of the architectural design process – construction
administration. During this phase, we will administer the construction process to
assure conformance with design intent, visit the site during construction, and
address any field conditions as they arise.
• This final phase, along with all the others described above, will ensure the
smooth and satisfactory completion of your home construction or renovation
project. Our ultimate goal as architects is to help you turn your dream of a new
or renovated home into an affordable reality. Contact us and take the first step
toward your new home.
• CA Deliverables: Field Observation Reports
CA Duration: concurrent with construction timeframe