Design Process
Conceptual Design
The first phase of the design process is the Conceptual Design phase. This phase is programmatic, problem-solving, and involves the creative visualization of an overall concept. In a sense, it is the beginnings of the “big idea.” Through Owner/Architect brainstorming sessions, the fundamental relationships of space and layout are explored, and creative strategies are tested. Once the Conceptual Design phase is completed, the project typically enters the Schematic Design phase.
Schematic Design
Schematic Design involves the initial stages of the design of the project. In this phase, the project begins to take shape. Programming information is incorporated at this stage and basic spatial relationships are developed. Initial plans and sketches are presented. The Schematic Design Documents shall include a conceptual site plan, if appropriate, and preliminary building plans, and elevations. Once the Schematic Design is approved, the project then moves into Design Development.
Design Development
Design Development Documents are created based on the approved Schematic Design. The Design Development Documents shall illustrate and describe the refinement of the design of the Project, establishing the scope, relationships, forms, size, and appearance of the Project by means of plans, sections and elevations, typical construction details, and equipment layouts. The Design Development Documents shall include specifications that identify major materials and systems and establish in general their quality levels. Once the Design Development phase is approved, the project moves into the Construction Document phase.
Construction Documentation
Construction Documents are created based on the approved Design Development Documents. The Construction Documents shall set forth in detail the requirements for construction of the Project. The Construction Documents shall include Architectural Drawings, Specifications that establish in detail the quality levels of materials and systems required for the Project and Structural Engineering Drawings. Once completed with Construction Documents, the project typically moves to Construction Procurement.
Construction Procurement
The Construction Procurement phase is characterized by the Architect assisting the Owner in obtaining either competitive bids or negotiated proposals and shall assist the Owner in awarding and preparing contracts for construction. If requested, the Architect shall assist the Owner in establishing a list of prospective bidders or contractors. The Architect may also assist the Owner in bid validation or proposal evaluation and determination of the successful bid or proposal, if any. If requested by the Owner, the Architect shall notify all prospective bidders or contractors of the bid or proposal results. Once this phase is completed, the project typically moves into the Contract Administration phase.
Contract Administration
Contract Administration is where the “fun” begins, and is a phase where the Architect administers the Owner’s Contract for Construction with the General Contractor. This is an exciting phase where concepts become a reality. This does not happen as a matter of course. A successful construction project depends on careful Contract Administration. During this phase, the architect represents the client’s interests during construction, shop drawings of building components are reviewed, periodic visits to the site are made, regular progress meetings are attended, and the contractor’s Applications for Payment are reviewed. The entire process concludes with Owner Occupancy.