DESIGN

Goal : Explore Design Concepts + narrow to one preferred concept

  • Site Plan

  • Floor Plan

  • Key Elevations

  • Key Selections

  • Area Analysis

  • Preliminary Costs

  • Contractor Recommendations

  • Preliminary Cost Estimate

  • Interior Concept Image

  • Preliminary Site plan

Schematic design begins in rough form as sketches, floor plan studies, and 3d or physical models. Several owner/designer meetings are typical during this phase to make decisions and determine a direction for the design to evolve. At the end of this phase it is common to have the following documents:

  1. Site Plan: A drawing depicting the buildings location on the site and zoning regulations.

  2. Floor Plans: Drawings of each floor showing the size and locations of the various rooms/functions.

  3. Key Elevations: Drawings of appropriate building sides (elevations) to convey conceptual design direction for the project.

  4. Key Sections: Building cut through drawings depicting the heights and relationships of the various floors and roof.

  5. Area Analysis: A summary of the sizes of the various rooms/functions in the building.

  6. Renderings or Model: 3D renderings or a physical model depicting the overall look of the building.

  7. Preliminary Cost: A rough estimate by a contractor of the cost of construction based Estimate on the current building design.

The preceding list of drawings may still be rough in nature at the end of this phase. Their intent is primarily to determine a design direction with which to proceed into the next phase.

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.

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.

DESIGN DEVELOPMENT

Goal: Refine and develop designs so most major decisions are made. Preliminary layout and structural & Mechanical systems.

  • Finalize Design (Size of Rooms and Spaces)

  • Refine the Look

  • Selecting the materials

  • Determining the systems

  • Deciding door and window types and locations

  • System Consultants

  • (look into the term “systens”

  • Outline Specs

  • Cost Estimate Review

  • Cost Revisions by Contractor (where does it say you start working with a contractor)

  • Source materials

  • Refine Layout

  • Finishes, Fixture, Appliance Selections

  • Kitchen cabinet layout and selections

  • By End of this phase:

    • Preliminary list of major systems and key materials

    • Key interior elevations

    • Reflected ceiling plan

    • Interior Schedules

    • Revised Estimate

FINALIZING THE DESIGN-The design development phase includes finalizing the size of the rooms and spaces, refining the look, selecting materials, determining the systems, and deciding on door and window types and locations. This phase may also include several owner/designer meetings, which are critical to finalizing decisions so the detailed documentation can begin in the next phase.

SYSTEMS CONSULTANTS -During this phase the systems consultants design and draw up their portions of the work. For a list of potential consultants, see the consultant coordination section of this guide. Our job is to coordinate the work of these various consultants and implement their drawings into the design.

DOCUMENTS -At the end of the design development phase the documents from the schematic design phase have been updated in further detail. It is common to also have the following documents:

  1. Outline Specification: Preliminary written description of the project’s major systems and materials.

  2. Key Interior Elevations: Drawings depicting the relationship and material choices of the project’s interior rooms.

  3. Reflected Ceiling Plans: Drawings of the ceiling depicting locations of lighting, equipment, & level changes.

  4. Interior Schedules: A preliminary list of the type and location of interior finishes.

  5. Key Details: Preliminary Large scale drawings of specific elements within the project.

  6. Systems Consultants’ Drawings: May include structural, civil, and mechanical drawings.

  7. Revised Cost Estimate: A revised estimate by a contractor of the cost of construction based on the current building design.