The Phases of Design

Once we know the “program”, we start to test different design concepts in plans and model out what the project could look like. Sketches and rough floor plans start to take form. While materials and details are resolved later, this phase starts to talk about the big picture: the form, massing, and room/space organization. Here we have a few meetings to “massage” out the scheme and we present our initial ideas and help you visualize the size and relationship of the spaces graphically. Then we stop and listen to you, the Client. We want to hear your honest thoughts and reactions so we can refine as needed. We know opinions may change and revisions are possible down the line, but having certainty sooner is best. It is easiest to make changes when the design is at its most fluid stage here.

In between meetings we continue to tweak the design in floor plan and the exterior concept comes to life. As we wrap up this phase we know more about the layout and materials as applicable. Window and door sizes and locations are dialed-in. The interior layout becomes set. By the end of this phase we know more about what the project will look like. At the Client’s approval of the design we continue to the Construction Documents phase.

Deliverables: Preliminary Site/Floor Plans and Exterior Concept (if applies)
Duration: usually 2-8 weeks – varies per Project and Client

Within an office, alternatively and lovingly called “Production Mode.” When the Client approves the design in the previous phase we are kicked into high gear as we continue to flush out the plans into a more thorough set of plans known as Construction Documents (or Contract Documents, see Construction Administration phase). Mid-phase, when ready, we coordinate with other consultants the Client may need to sign on to the project including any combination of the following: structural engineer, mechanical/electrical/plumbing engineer, soils engineer, energy analyst, etc. A project may need some or all of these disciplines working alongside us.

These combined drawings will have all the information, dimensions, and notes needed for a builder to understand the project’s design intent. But before we can build, we need a building permit. When we submit to the applicable agencies (City, County, State, and/or other agencies) they may require us to provide additional information applicable to our project scope and their requirements. This information is needed to show our project complies with zoning, building, and energy codes and any other guidelines required by the above agencies in regards to our scope of work. When we submit these drawings along with the required forms to the plans reviewers at each agency, we monitor the progress and update the plans as requested. Little is needed from the Client’s end at this phase. We shepherd your project through as best we can but the length and cost of these reviews greatly varies depending on jurisdiction, project scope, and any special reviews your project may trigger (historic districts, community design review, homeowners’ associations, etc.).

Deliverables: Drawings for Construction with Permit RTI (Ready-To-Issue)
Duration: usually 2-8 weeks to plan check submittal (varies per project scope) + plan check time (varies widely per project type and jurisdiction)

Some clients may already have a contractor in mind. Otherwise, we are happy to offer our services of running a bidding process with builders we have worked with and trust (and with those you bring with you). We are available to run a bidding method that typically takes 4 weeks. At the end we sit down and analyze bids and when ready, we can compare bids with you to help you reach a construction contract you are ready to sign. It is advisable to run this process during the plan check process as the plans and specifications will be approx. 80-90% complete with wiggle room for plan check modifications, interior design, and Client revisions. The investment made on a bidding process may bring peace of mind to your expectations and save you significant cost.

Deliverables: Drawings for Bidding, bidding analysis
Duration: 4 weeks if service is chosen (may run concurrently with previous phase)

Most of the architect’s work is done before any construction begins but our presence during construction can be valuable. During this phase we may visit the job-site from time to time or at regular intervals depending on the project to make sure the construction is proceeding with the design intent of the Construction Drawings which become “Contract Drawings” between Client and Builder. Here we can answer questions from the Builder and proactively address issues. The frequency of visits can be biweekly or monthly depending on the project and your needs but it is important to have an architect keeping an eye on construction. Who better than the producer of the drawings? In our experience it may save money and heartache all around and may help keep a healthy relationship and transparency between Client and Builder. Expectations can be clarified and if changes are needed we can facilitate it in a way to minimize added cost and delay. At the end, we may help you with a final “punch list” to make sure all work is done and to your satisfaction.

Deliverables: A built project!
Duration: construction timeframe per scope/contractor