PROCESS
OVERVIEW
Architecture is not just a building, it is a physical solution to the very specific problems, needs or desires of the clients that architects work for. All architecture strives to develop solutions to these problems, needs, and desires. Doing so and bringing a project into fruition is not easy. At times it can be emotionally draining, not only because the process takes lots of hard work and dedication, but also because going through the process forces clients to identify and communicate their needs and desires in very real and concrete ways. It requires very real decisions from client that have physical consequences.
An architect should be someone you can lean on to be your trusted advisor through this process.
The architectural process is a complex interweaving of duties, responsibilities, and deadlines. There is no typical Architectural design process as there is no typical problem, need, or desire that the architecture is trying to address. The design process itself is often not linear and requires testing, revisiting, and exploring various ideas. At times it the team circles back to previous ideas to retest based on new insight or information. The more complex the problem, the longer this process can take. This is all completely normal. With all that being said, below are a few major milestones that can be expected in most projects. The specifics outlined in each phase can and do occasionally shift and flux a bit. Specific will also vary from architect to architect, on the nature of the project, and the preferences of the client. Largely though the following phases hold true for what can be expected throughout a project.
PRE-DESIGN
In this phase you may be still struggling knowing there is a need but may not be sure of all the specifics or what the solution may look like. That’s ok! At this stage you are still identifying the nature of the problem and everything that needs to be considered. Uncertainty abounds this early on. Important in this phase is getting a trusted team together that you feel comfortable working with to develop solutions. It is common to sometimes ask for a proposal from an architect that outlines a basic understanding of what the project is, what the architect thinks it would take to complete the project, and the architectural Fee. Once this proposal is agreed to, or if the client is already comfortable with a chosen Architect ahead of time, the team will put together a formal contract typically referred to as an Owner/Architect Agreement. With this Agreement signed the project really kicks off!
OTHER ACTIVITIES TYPICALLY UNDERTAKEN DURING THIS PHASE:
Owner/Architect meeting to discuss scope, schedule, and budget
Initial Payment Retainer to architect
Client complete Pre-Design Questionnaire
Obtain Property Survey (owner furnished)
Perform Zoning Analysis
Perform Existing Conditions Survey
SCHEMATIC DESIGN
During this phase of the architectural design process, we will take the information we’ve gathered from you, the questionnaires, and through our field surveys to begin to create a few design solutions for your consideration. These designs can be presented in various ways including sketches, 3D computer models, digital walk-troughs, etc. As some of these types take a large amount of time to accomplish the type is typically agreed to early on so both parties understand the expectations. The primary purpose it to provide a way to visualize the different avenues of design and solutions your project can take. Following presentation and discussion of these design options you will have the opportunity to request modifications you’d like us to make to your preferred design. Once this preferred design is selected we will begin the process of refining the design during the Design Development phase. It is also possible at this point for the architect to provide a general “opinion of probable cost”. As these designs are still rough in concept and because architects are not in control of construction market forces or labor rates this “opinion of probable cost” is usually an “order of magnitude” type estimate. While rough, this estimate is useful in general comparisons between different options so a design that meets both your aesthetic preferences and budget requirements can be selected.
OTHER ACTIVITIES TYPICALLY UNDERTAKEN DURING THIS PHASE:
Schematic design meeting(s) to review Pre-Design Client Questionnaire, review design tastes, schedule, and budget
Owner/Architect meeting to discuss scope, schedule, and budget
Initial Payment Retainer to architect
Prepare SD Floor Plans, may include round(s) of iterations
Prepare SD Building Elevations, may include round(s) of iterations
Prepare SD Site Plan, may include round(s) of iterations
Identify Proposed Built-in Millwork Locations
Prepare code analysis including identifying property setbacks, building height limits, etc.
Obtain Authorization from client to Proceed to Design Development Phase
DESIGN DEVELOPMENT
After approval to proceed from the Schematic Design Phase we will begin to develop the selected option to a higher level of detail. At this point, all major design decisions should have been made so the Architect can begin working towards finalizing this selected option. In this phase it is typical for the architect to start developing building sections, wall sections, exterior elevations, etc. which will start to tell the story of how the building will be put together. As these details are becoming finalized this process will require maintaining effective and open communication and involvement for all on the team.
OTHER ACTIVITIES TYPICALLY UNDERTAKEN DURING THIS PHASE:
Drawings are developed to a higher level of refinement
Client selects specific finishes, fixtures, and equipment
Architect begins to prepare project specifications
Client review of DD Drawings & Specifications
Obtain Authorization to Proceed to Construction Documents Phase
CONSTRUCTION DOCUMENTS
At this point the design is finalized and we will now begin to compile the final drawings, notes, and technical specifications necessary for bidding, construction, and permit application. In short, this is the “blueprints” many people think of when they think architects and architecture. In the next phase contractors will use these detailed drawings and specifications to prepare an accurate estimate of cost and to build from.
OTHER ACTIVITIES TYPICALLY UNDERTAKEN DURING THIS PHASE:
Coordination with Architect’s consultants (mechanical, electrical, and structural engineers)
Prepare final Construction Documents (CDs)
Perform Energy Analysis if required
Review of CD Drawings & Specifications
Obtain Authorization to Proceed to Bidding & General Contractor (GC) Selection Phase
BIDDING AND PERMITTING
During this phase the Architect can aid clients in developing a list of qualified contractors that can be solicited to provide bids (estimates) for the project. Architects are also able to aid in reviewing submitted bids, provide insight and analysis, and help to compare the cost figures received from the general contractors. Having a good architect on your side during the bidding phase is of great advantage to you as we can act as your trusted advisor to answer questions, provide additional information, and ensure the contractors are reading the Construction Documents correctly and are providing a realistic and accurate bid for your project. The Client and Owner are responsible for making the final contractor selection. Additionally, and more importantly, during this phase the Construction Documents are submitted to the Authority Having Jurisdiction for approval (typically the city or county the project is in). After submission to the City it is not uncommon to receive formal notes from the City of changes that must be corrected or incorporated into the official documents before they can be approved. Your architect will lead the team through addressing most of these issues and once complete will resubmit the package. Typically, after the second or third submission to the City approval of the project will be granted and “shovels can start digging.”
OTHER ACTIVITIES TYPICALLY UNDERTAKEN DURING THIS PHASE:
Coordination with City on comments and requirements
Establishment of Owners' Preferred Bidder List (if applicable)
Prepare Invitation to Bid Letter (bidding instructions & due date)
Prepare and distribute Bid Packages to Bidders
General Contractor Pre-Bid Review
Obtain GC Bid Submissions
Conduct Bid Review meeting between Client/Architect
Owner Selects General Contractor and Bid Results are Announced
CONSTRUCTION ADMINISTRATION
Once construction has begun the Architect will act as an administrator of the construction process to ensure conformance with design intent. Among other things, this entails visiting the site during construction to check project status to ensure it is being built per plans, working through contractor questions to address any field conditions that may arise. During construction the contractor will also issue requests to be paid every month (also known as Payment Applications). Typically, the architect is the approving body who will be first to review the Payment Applications of the contractor to certify what the contractor is billing for has actually been completed. After review, the Pay App will be forwarded on to the owner for final review, approval, and payment (typically via a bank).
OTHER ACTIVITIES TYPICALLY UNDERTAKEN DURING THIS PHASE:
Review of Owner/General Contractor Agreement (prepared by the General Contractor)
Owner will sign and execute agreement with General Contractor
Project participants will hold periodical Owner/Architect/Contractor meetings (also known as OAC meetings) to discuss project. Typically occur once per week
Architect will conduct field observation walks during construction.
Near the end of construction Architect will prepare Punchlist and "To Do" List for the contractor of outstanding items the contractor must finish before the project can be considered complete
Follow Up on Procurement of Certificate of Occupancy
Review & Certify GC Application for Final Payment