TOPIC: ARCHITECTURAL DESIGN PROCESS AND METHODOLOGY (SUB TOPICS)

THE ARCHITECT’S PHASES OF DESIGN

PRE-DESIGN PHASE /
FEASIBILITY STUDY
PRE DESIGN ARCHITECTURAL SERVICES
Pre-Design is a a general term for what we do before we start
designing a building. This will include preliminary research on
the property owner’s part and the architect. Clients do not always
hire an architect for this portion. At our firm we provide
pre-design architectural services quite often. This can include
helping developers decide if they should purchase a property. We
often do a zoning analysis in pre-design to determine what we
can build. Additionally a Land Survey and site analysis is part of
pre-design. The client gets a property survey by a licensed land
surveyor not an architect.

The developer may want to establish a project budget in the

Pre-Design Architecture phase. To learn more about pre design
check out another post we wrote on Pre Design Architecture.
Essentially pre-design will be determining the information we
need to begin design. Here are a few factors to consider:

 Site Analysis
o Survey, Geo technical, financial, etc…
o If we are dealing with an existing building: asbestos
testing, lead testing, or other hazardous materials investigation.
 Zoning Analysis / Code analysis
o Establish what you can build, as for use and size.
o Specific Code Issues that may affect the project.
 Project Scope
o Client must identify to the best of their ability the
project scope of work.
 Project Goals
 Building Program
o A Building Program is a list of the proposed uses.
 Project Budgeting
 Project Schedule
o Sometimes this may be too preliminary to establish.
 Selection Of Project team

SCHEMATIC DESIGN (SD)

Schematic Design is the first phase of design. It will account for
approximately 15% of the architect’s work and therefore the fees
on the entire project as well. Of course, the percentages can
fluctuate. 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.
Programming 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.

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.

DESIGN DEVELOPMENT PHASE (DD)

The Design Development Phase is going to be approximately
20% of the architects work and fees. 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.
CONSTRUCTION DOCUMENTS (CD)
The Construction Documents Phase is the largest of all the phases
for the architect and will be about 40% of the architects work and
fees. Although the percentage may vary a little from project to
project or with Different Architecture Firms. In the construction
document phase 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 filing

set for approval from the Department Of Buildings and a separate
set of Construction Drawings. You do not need to submit a full
CD set to the Department Of Buildings. For example the DOB
does not care what type of bathroom tiles or cabinets you are
going to use. At our Architecture Firm we typically do our
construction documents by making separate drawings
customized for each work type. For example the electrician gets
his own drawings that only show the electrical work, and the
concrete contractor only gets drawings for foundations and
concrete work. This reduces confusion on job sites and makes it
easier for everyone to price the job and know exactly what they
are responsible for. Below is a sheet from our construction
documents with details of the exterior wall construction.
BIDDING
Bidding should be self explanatory. At this time the owner
prepares to select the contractor for the job and sign contracts to
proceed with construction. This will typically take up 5% of the
architects time and fees. 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.

If you have an exact budget in mind at the beginning of the

process, we may recommend you hire a contractor early to
consult. The GC can and review the schematic design, design
development, and construction drawings from the beginning in
order to ensure the project is within the specified budget. 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.
CONSTRUCTION ADMINISTRATION
(CA)
The Construction Administration phase of architectural services
is the final phase. CA and accounts for at most 20% of the
architects time and fees on a project in most cases. While this
phase is the longest, it does not usually comprise the majority of
the architects work. On typical projects the architect does NOT
supervise construction. The architect will periodically visit the
job site to see progress and ensure the contractor is following the
plans. If needed the architect can review contractor’s monthly
invoices to confirm work completion. The architect will be
available to answer questions and provide additional information
to issues that arise. During this phase it is not uncommon that
some additional services for the architect arise due to change
orders.

In New York City the Department Of Buildings (DOB) requires

architects to perform multiple progress inspections and special
inspections. The architect and engineers must submit Technical
Reports to the DOB. Progress inspections are conducted by the
architect. Special inspections may require a third party Inspection
Agency with a specialized license.

The architect stays on the project until the the building is finished.
Final inspections are all completed, and the owner obtains a
Certificate of Occupancy.
REFERENCE:

https://jorgefontan.com/architectural-design-phases/