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PRE DESIGN PHASE
0. DESIGN PROCESS Introduction to our design process. Read more... 1. PRE-DESIGN The starting point in turning dreams into reality. Development of a program, proposed schedules and evaluation of budgets. Read more... 2. CONCEPTUAL DESIGN The start of ideas germinating into drawings and study models. Where theories meet reality. Read more...DESIGN PHASE
3. SCHEMATIC DESIGN This is where the early concepts are probed, pulled part and evaluated. Planning approvals and community concerns are addressed. Read more... 4. DESIGN DEVELOPMENT Probably the most exciting period in the design phase, where the design is refine and starts to become real. Read more... 5. CONSTRUCTION DOCUMENT The process by which the final designs are translated into contract documents that explain and quantify the design for constructibility. Start of the building permit review process. Read more...CONSTRUCTION PHASE
6. BID Creating the documents necessary, assisting the clients in obtaining and evaluating competitive bids. Read more... 7. CONSTRUCTION ADMINISTRATION The process by which we act as the clients agent to ensure that the design intent is carried out during the construction process. Read more... 8. POST OCCUPANCY EVALUATION A description of our in house evaluation process that measures how well our designs function and meet the needs of our clients. Read more...5| Construction Documents:
The start of Construction Documents or drawings indicates the end of the design process.
The design of the building should be finalized and we proceed with the intricate tasks of documenting the entire building and the site.
The drawings that were generated during the prior phases are now evolved from pretty drawings to rigorous technical drawings.
It is during this phase that we quantify and defined the quality of the installed work. Specifications are developed from an outline format to a 3 part masterspec format.
More wall sections are developed that defined different building assemblies and from these, details are generated in greater detail.
You could consider this somewhat akin to buttoning up the building.
All disciplines within the design team, from structural, landscape, civil, mechanical, electrical and plumbing will be tightly intergrating and coordinating their drawings with the architectural set. CAD or BIM is utilized to ensure that coordination is carried out at all levels. There will be construction drawing submittals required for the design team at 50% and close to 80/90% for in house coordination meetings for all disciplines.
At approximately 80%-90% completion, a permit set will be generated for review by relevant building officials.
These include multiple copies of the drawings, structural calculations, title 24 requirements, specifications and permit review fees.
Note that these drawings are not for construction and only for permitting. On residential projects,
the submittals will not be as comprehensive and will depend on the size and scope of the project. Fees can vary and are normally based on
a percentage of estimated construction costs.
The review period can take anywhere from 4 weeks or more (usually way more) and is entirely
dependent on each building departments schedule. We have no control over this process.
Once the drawings have been reviewed, either they will be approved or request for revisions will be made.
At this point, we will push to finalized CDs (construction documents as they are refered to within the field), pick up any building
official comments and resubmit.
This process maybe repeated again but most likely, the drawing set will be approved and the building permit will be made available to the owner or contractor.
On an education or project under the DSA, the permitted drawings are returned to the architect.