Preliminary Design Stage : Schematic Design Package (PD)

Schematic Design is the first phase of design. In schematic design the architect and the owner discuss the project and any requirements provided by the owner. The architect does precedent research and analysis of the property. The analysis will include zoning and building code issues that may affect the development, as well as site analysis. Programming is part of schematic design. This is when the client provides the architect with a list of what spaces are going into the building. The architect establishes the size, location, and relationships between all the spaces.

• Masterplan / Project Layout

• Floor plan

• 3D Perspective

The basic goal of schematic design is to develop the shape and size of the building with some basic design. We develop the general plan and basic exterior design in Schematic. During the schematic design phase, we figure out more or less how the building will look and operate. Schematic phase has a great deal of sketching, lots of meetings with the clients, and basic design. It is overall the fun part for the clients. Schematic is where you are really doing the general design, but not getting into deep detail.

Once the basic design is locked down and the architect provides the client with drawings, the architect and owner will agree to proceed to the next phase of design.

Design Development Phase : Design Development Package (DV)

In Design Development the architect and owner will work together to select materials including interior finishes and products such as windows. doors, fixtures, appliances, etc. The architect will revise the drawings with more specificity and detail than in Schematic Design. Engineering will commence on the structure, plumbing, electrical, heating/ventilation systems, energy analysis and any other project specific systems.

At the end of design development, a good deal of product selection and systems design should be progressing. This phase concludes when the interior and exterior design of the building is locked in by the owner and architect. Below is a 3D rendering of a house at completion of design development. The following image is a diagram of the house showing some of the systems and materials in place.

• Masterplan / Project Layout

• Floor plan

• 3D Perspective

• Material List + Sample

• Engineering Concept Plan

Construction Documentation Stage : Construction Drawing Package (CD)

In the construction documentation stage, the architect and engineers finalize all the technical design and engineering including structural engineering and detailing, heating air conditioning and ventilation systems, plumbing, electrical, gas, energy calculations, and all products and materials are selected and scheduled.

The architect produces multiple drawing sets including a approved built permission drawing from the District office (PER) and a official construction drawings (CD).

• Architectural drawing

• Other related design scope drawing; such as interior or landscape design

• Engineering drawing; such as structural, electrical, sanitary and mechanical design

• Bill of Quantity (BOQ) for client

• Blank Bill of Quantity (BOQ) for contractor

• Material Specification Sheet + Sample

Bidding / Tendering Stage (BD)

At this stage, the owner prepares to select the contractor for the job and sign contracts to proceed with construction. Multiple contractors submit bids on the job or the client can directly hire a contractor without getting competitive bids The architect’s role here will be to assist the client. We will answer contractor’s questions, provide any additional documentation if requested by the contractor. This phase can be started at the beginning of the project. You do not need to wait until all of the construction documents are completed but the price will be more accurate if you do.

Normally, only a contractor can guarantee a price for construction. Architects and cost estimators who provided budgets cannot guarantee those prices, but can provided and educated budget price.