DESIGN PROCESS

Seven Phases of Architectural Design

1. The Pre-Design Phase: Also known as the programming phase, this phase kicks off the architectural design process. The architect interfaces with the client to learn about the plot of land, any existing structures, and the client's wishes for the future building. Whenever possible, an in-person site analysis provides the most accurate information. The architect researches local zoning and land-use restrictions and makes a cost estimate as part of their competitive bid to win the commission. If the parties agree on terms and the scope of the project, they draw up a contract for architectural services.

2. The Schematic Design Phase: In this phase, the architectural design team begins to translate the client's wishes into a building design concept. This involves sketches, drawings, 3D renderings, and preliminary site plans, floor plans, and building elevations. Building systems, such as HVAC and plumbing, are also included in the schematic designs.

3. The Design Development Phase: Here, the architect's design intent manifests as a detailed plan. If required, a structural engineer joins the team at this point. The architect presents the client with exterior and interior finishes, which will go atop the foundational structure. Finishes can greatly affect the total cost and schedule of the project, so this phase must be handled with utmost care. A more realistic cost estimate comes into view at this stage.

4. The Construction Documents Phase: Design becomes reality in this phase. The architect produces two sets of detailed drawings that specify every detail of the final design. One set, called the construction set, remains on-site throughout the construction process. The other, called the permit set, is sent to the local permitting authority. In a design-build project, the in-house construction contractor becomes involved at this point.

5. The Building Permit Phase: The architect submits the permit set of drawings as part of a larger permit application. The city or county reviews the submittals for structural integrity and adherence to zoning laws and building codes. Permitting can be one of the slowest parts of the process but protects everyone from construction errors. Simple projects in permissive municipalities can get approval in days, while ambitious projects or those in historic districts can take months.

6. The Bidding and Negotiation Phase (Optional): In design-build projects where the same firm designs and builds, there's no need to field bids from construction contractors. If no contractor is pre-attached, the client and architect interview contractors and solicit competitive bids. Contractors review the construction drawing sets and discuss materials and schedules with the client and architect. Shovel-ready projects with permits have a better chance of securing a competitive price.

7. The Construction Administration Phase: In this final phase, the architect's role shifts to project management. They make regular site visits to ensure the project is executed according to their plans. The contractor and crew assume control of the project, much like a film director taking over a screenwriter's script. Careful planning prevents budget overruns and the need for changes.