Design Concept & Proposal

Approx. timeline: varies

Every good project starts with a great design concept. A design concept can mean a lot of things. As mentioned above, it will vary greatly from project to project, but is perhaps one of the most important phases of design and construction, as it establishes a "language" with which to communicate to the following phases. It both informs subsequent steps as well as orients the architect and client toward a similar direction with regard to the process.

The conceptual design phase is likely to include many of the following items (a better understanding of these items can be found on our definitions page):

Design Sketches

Physical Study Models

Digital Study Models

2D and 3D Renderings

Presentation Drawings

Submittal Review

Schematic Design (SD)

Approx. timeline: 3 months

The next step after the initial design concept is established is to begin developing it in further detail. In this phase we loosely begin the documentation process. Design sketches, if not already done so, may be brought into 3D form for further studies and development. From here, we begin getting a working drawing set established and system of organization in place in order to lay the groundwork for the DD and CD phases.

The Schematic Design phase includes the above list of items, as well as:

Establishment of Initial Drawing Set

Design Development (DD)

Approx. timeline 3-6 months

In the Design Development phase we take our concept, initial drawings, and items from SD and begin to develop a more complete set of architectural drawings, generally titled a Preliminary Pricing Set. With this set of drawings, the contractor is generally able to get a wider view of the project as a whole and generate the possible cost of construction. Depending on the project and drawing set, sometimes a project can receive a permit at this phase, thought it is highly recommended to take a project through the CD Phase (below) before sending a project to get permitted.

The Design Development phase includes the above lists of items, and generally includes the following drawings in the drawing set:

Project Information Page

Green Building Requirements

Site Plan

Foundation Coordination Plan

Floor Plan(s)

Construction Documents (CD)

Approx. timeline: 3-6 months

A good set of construction documents is critical to the flow, effective communication, and economics of a project. This detailed set of drawings provided by the architect to the builder is the instruction guide which will guide the builder in constructing best what a client has communicated to an architect. This phase is the culmination of the design intent and the phases leading up to it. A good set of plans, along with a good communication between architect and builder, can make or break the construction process.

The Construction Document phase includes the above lists of items, and generally includes the following items in, or supplemental to, the drawing set:

Bidding Services

Test Fits

Finish Selections

Shop Drawings

Construction Administration (CA)

Approx. timeline: varies

Once the project begins construction, the architect and project staff oversee the construction process to ensure both quality and aesthetics are superior, and are being followed as closely to the architect's drawings as possible. Just as the establishment of good design is critical at the front end, construction administration carries equal weight as the project becomes actualized.

The Construction Administration phase includes the above lists of items, and may include some or all of the following items during project construction:

Advise & Consult with Client, Contractor, and Consultants

Frequent Visits to Construction Site