Architectural Design Phases and Documentation: Schematic, Design Development, and Construction Documents

Schematic Design

The initial phase of the design process where the overall concept and layout are established.

Design Development

The phase following schematic design where the design is refined and detailed.

Construction Documents

Detailed drawings and specifications that guide the construction process.

Construction Administration

The phase of a project where the architect oversees the construction process to ensure compliance with the design.

Written Agreement Importance

A written agreement establishes professionalism, documents details, anticipates future issues, and protects involved parties.

Fee Proposal Example Sections

Sections typically include Team, Scope of Services, Schedule, Budget, Fee, and Terms.

Basic Services in Architecture

Basic services usually include Architectural, Structural, Mechanical, Electrical, Plumbing, and Fire Protection.

AHJ

Authority Having Jurisdiction; the organization or agency that enforces codes and regulations.

Overhead

Expenses that are not directly billable to the client but are necessary for project completion.

PA

Project Architect; the architect responsible for the overall design and project execution.

PIC

Partner-in-Charge; the partner responsible for the project's success and management.

PM

Project Manager; the individual responsible for planning, executing, and closing the project.

CM

Construction Manager; the professional responsible for overseeing the construction process.

N.T.S.

Not to Scale.

FF

Finished Floor.

GWB

Gypsum Wall Board.

ADJ

Adjacent.

ALUM

Aluminum.

B.O.

Bottom of.

C

Centerline.

CONC

Concrete.

CMU

Concrete Masonry Unit.

CW

Curtain Wall.

DIM

Dimension.

EOS

Edge of Slab.

EQ

Equal.

EXT

Exterior.

HM

Hollow Metal.

INT

Interior.

JT

Joint.

MIN

Minimum.

MTL

Metal.

OPNG

Opening.

PTD

Painted.

SIM

Similar.

SOG

Slab on Grade.

STL

Steel.

SF

Storefront.

T.O.

Top of.

TYP

Typical.

WD

Wood.

W/

With.

UNO

Unless Noted Otherwise.

Specialty Services

Accessibility, Acoustic, Audio/Visual, Civil Engineer, Cost Estimating, Environmental Graphics ,Food Service, Geotechnical Engineer, Hardware, Historic, Interior Design , Laboratory Planning, Landscape Architecture, Life Safety / Code, Lighting, Programming, Retail / Leasing, Signage, Soil Remediation, Sustainability , Hotel*, Theater

What is the Schematic Design Phase?

The initial phase of a project where the overall layout and design intent are established.

SD PHASE AND DELIVERABLES

Review and confirm program with departments

Develop Schematic plans and sections and preliminary specifications to establish the overall layout and design intent

Structural investigation

Develop structural drawings with column grids, typical framing bays, typical framing sizes, typical details, and structural notes.

Perform onsite review of the existing MEP/FP systems serving areas adjacent to the proposed STEAM Addition

Identify potential mechanical systems suitable for implementation

Confirm system selection, space requirements of the MEP/FP systems

Develop MEP/FP drawings indicating locations of major MEP/FP components and key system components (ductwork, piping, etc.)

Prepare preliminary Code, ADA, and egress study for all buildings

Coordinate with Owner's Representative in development of master project schedule and phasing plan

Compile an Enhanced Schematic Design package of the STEAM Addition for comprehensive pricing and review cost estimate provided by others

Coordinate with Civil Engineer for Refinement to Development Plan Submission (approximately 10 hours included for period between SD completion and DD start)

What is the Design Development Phase?

The phase where approved schematic design documents are developed into detailed drawings and specifications.

DD PHASE AND DELIVERABLES

Based on approved schematic design documents, develop drawings and specifications to assist in establishing a design development level cost estimate and the basis for final design and construction documents

Document all MEP/FP systems and approaches to distribution

Design review meeting with code officials to review requirements related to life safety system components

Submit Design Development package for cost estimate by other, and Owner review and approval

Make adjustments to the scope based on the cost estimate and budget

What is the Construction Documents Phase?

The phase where detailed drawings and specifications are produced for obtaining permits and competitive bidding.

CD PHASE AND DELIVERABLES

Based on approved design development documents, produce construction drawings and specifications suitable for obtaining permits and competitive bidding

Submit Early Permit Package

Submit 95% CD package for review and Bid

Prepare Final CD packages (DONT CLAIM THAT DRAWINGS ARE 100% complete)

What is a Design Review Meeting?

A meeting to evaluate design documents and ensure compliance with requirements and standards.

What studies are prepared for all buildings?

Preliminary Code, ADA, and egress studies.

Who is coordinated with to develop the master project schedule?

The Owner's Representative.

What is the focus of the Design Development Phase?

To develop drawings and specifications based on approved schematic design documents for final design and construction documents.

What is documented during the Design Development Phase?

All MEP/FP systems and approaches to their distribution.

What is submitted for cost estimate and Owner review?

The Design Development package.

What is produced during the Construction Documents Phase?

Construction drawings and specifications suitable for obtaining permits and competitive bidding.

What is the purpose of the Bid & Construction Administration Phase?

To assist with necessary permits, answer questions during the bid process, and evaluate bids.

What structural elements are developed during the Schematic Design Phase?

Structural drawings including column grids, typical framing bays, sizes, details, and notes.

Shop Drawings

Detailed drawings showing the fabrication and installation layouts of metal wall panels and their components.

What is the role of the Consultant in construction?

To perform services consistent with the professional skill and care ordinarily provided by professionals in similar circumstances.

What are construction drawings?

Graphic and quantitative representations of the work to be done, including plans, elevations, sections, and schedules.

What are specifications in construction?

Written requirements for materials, equipment, and construction systems, including standards for workmanship and services.

What is the standard of care in architecture?

The professional skill and care that architects are expected to provide, consistent with practices in the same locality.

What is Design-Bid-Build?

A project delivery method where the architect designs the building and produces construction documents (CDs), contractors bid on these documents, and the owner selects one bid to enter into a construction contract. It features clear roles and a linear process, often resulting in the lowest bid being selected.

What is Cost Plus Fixed Fee?

A project delivery method where the architect designs the building and produces construction documents, and contractors are selected at the end of the CDs. The contractor is paid based on time and materials, with agreed-upon markups for profit and overhead.

What is Construction Management - Advisor?

A project delivery method where the architect designs the building and produces construction documents, and a construction manager (CM) advises on constructability and cost management during design and construction but does not build the building.

What is Construction Management - Agent?

A project delivery method where the architect designs the building and produces construction documents, and the construction manager acts on behalf of the owner to coordinate trades, assuming no risks for actual construction costs, with savings and overruns going directly to the owner.

What is Construction Management - Constructor?

A project delivery method where the architect designs the building and produces construction documents, and the construction manager advises on constructability and cost during design, transitioning into the role of contractor to build the building, often with a guaranteed maximum price (GMP) established.

What is a Guaranteed Maximum Price (GMP)?

A contractual agreement in construction management where the contractor agrees to complete the project for a maximum price, providing cost certainty for the owner.

What is competitive bidding?

A process in which multiple contractors submit bids to complete a project, typically leading to the selection of the lowest bid.

What are construction documents (CDs)?

Detailed drawings and specifications created by the architect that outline the design and requirements for the construction of a building.

What is the significance of the architect's role?

The architect is crucial in generating the design concept, ensuring that the project meets the owner's needs, and managing the construction process through documentation and contract administration.

What does 'at risk' mean in construction management?

Refers to a construction management approach where the contractor assumes the risk for the construction costs, potentially impacting their profit margins based on actual expenses.

What is the relationship between the owner and the architect?

The owner hires the architect to provide design expertise and oversee the construction process, establishing a collaborative relationship aimed at fulfilling the project goals.

What is the role of consultants in a construction project?

Consultants, such as engineers, support the architect by providing specialized expertise that enhances the design and construction process.

What are the benefits of using a construction manager?

A construction manager can provide valuable insights on constructability, cost management, and coordination of trades, which can lead to a more efficient construction process.

What does 'time and materials' (T&M) basis mean?

A payment structure where the contractor is reimbursed for actual costs of labor and materials, plus an agreed-upon markup for profit and overhead.

What is the role of the contractor in project delivery?

The contractor is responsible for executing the construction of the project based on the architect's designs and specifications, ensuring that the work is completed on time and within budget.

What is Design-Build?

A project delivery method that aims to alleviate tensions between the architect and contractor by using a single contract for both design and construction.

What is A201?

The General Conditions of the Contract for Construction, which outlines the rights, responsibilities, and relationships of the parties involved in a construction project.

What are Modifications in a contract?

Changes to the contract that can include amendments, change orders (CO), construction change directives (CCD), and architect's supplemental instructions (ASI).

What is the intent of the Contract Documents?

To include all items necessary for the proper execution and completion of the Work by the Contractor, ensuring that all requirements are binding.

What is the Contractor's responsibility regarding means and methods?

The Contractor is solely responsible for construction means, methods, techniques, sequences, and procedures, and for coordinating all portions of the Work.

What is the Owner's role in a construction project?

The Owner is responsible for providing accurate information and is not responsible for ensuring code compliance.

What is Substantial Completion?

The stage in the progress of the Work when it is sufficiently complete according to the Contract Documents, allowing the Owner to occupy or utilize the Work.

What are Submittals?

Documents such as shop drawings, product data, and samples that demonstrate how the Contractor proposes to conform to the Contract Documents.

What is the purpose of Shop Drawings?

To show fabrication and installation layouts of components, including details of edge conditions, joints, and other specifics required for construction.

What is a Request for Information (RFI)?

A formal request from the Contractor to the Architect or Owner for clarification on the Contract Documents.

What is a Change Order?

A document that modifies the original contract, detailing changes in scope, price, or time.

What are the responsibilities of the General Contractor (GC)?

The GC is responsible for supervising the Work, ensuring quality, and coordinating subcontractors and suppliers.

What is the significance of maintaining current Contract Documents on site?

Having current Contract Documents on site ensures that all parties are working from the most up-to-date information, which is crucial for compliance and coordination.

What is the role of the Architect in aesthetic decisions?

The Architect's decisions regarding aesthetic effects are final if they are consistent with the intent expressed in the Contract Documents.

What are the responsibilities of the Architect regarding interpretations?

The Architect must provide interpretations and decisions consistent with the intent of the Contract Documents and document them in writing.

What is a Punchlist?

A list of items that need to be completed or corrected before final completion of the project.

What is the significance of the term 'current CDs'?

Current CDs refer to the latest version of Contract Documents that must be available on site to ensure compliance and accurate execution of the Work.

What is the purpose of Substantial Completion documentation?

Documentation of Substantial Completion is necessary to formally recognize that the project is ready for occupancy or use by the Owner.

What is the significance of the term 'contract amendment'?

A contract amendment is a formal change to the terms of the original contract, which may involve adjustments to scope, cost, or timeline.

What does 'field-assembled work' refer to?

Field-assembled work refers to components that are assembled on-site rather than pre-fabricated in a factory.