The Design/Build Process
Description Of Design Services And The Design/Build Process
For design services delivered in coordination with pre-selected general contractor.
The Design Build Process
"Design-Build" construction is a system of design and construction in which the owner teams up or "Partners" with a contractor and an architect to perform design, architectural, engineering, and construction work. This "team" concept meets the owner's needs with a process that enables team members to function efficiently and effectively. This project delivery method takes advantage of the experience of each team member and combines that experience at the beginning of the project. This allows the members to work together, and establishes a communication relationship which utilizes the expertise and resources of each other's experience. This results in advice and input being included into decisions being made at times when the information is needed - during the design process.
Constructing a building is no small task as even the smallest construction project involves numerous people at various stages along the way including the architects, construction professionals, subcontractors and others. Teamwork is essential to the effective design-build process and owner participation is vital throughout the design process as this is where the core design information resides. In the early phases of design, because team members are included in the design process, all participants have opportunities to provide input with respect to function, aesthetics and cost. This provides a forum for open discussion and consideration of the goals of the project and incorporates the expertise of all team members.
Five Steps Toward Building Your Dream
Design and construction projects involve several steps or phases. Typically, projects go through the following six phases. However, on some projects, several of these steps may be combined, and on others there may be additional steps.
Step 1 Building Your Team
Selecting a Contractor
There are a number of ways to select a contractor. Your architect can make recommendations, or if you already have someone you want to work with, you might include them in the design process and negotiate fees and costs. While the architect can recommend contractors and assist in the selection process, the final choice is up to you. Some people prefer to act as their own general contractor or to do part or all of the construction themselves. These methods can save you money initially but can also add problems and costs later on. Discuss the pros and cons of these methods with your architect to help you decide what will work best.
Step 2 Deciding What to Build
Programming / Feasibility Phase
The first stage, called Programming or Feasibility Phase, is probably the most valuable time you will spend with an architect. It is at this time you discuss and establish the requirements for your structure: how many rooms, what function it will have, who will use it and how. It is also the time when you begin to test the fit between what you want, what you need, and what you can spend.
Establish the goals, needs and function of the project including design intent and expectations and use of available budget.
Prepare written Design Program outlining the scope of the proposed project incorporating information from Home Planning Guide. The Design Program will be used as a basis for all project information and the main resource for project design.
Visit site to become familiar with local conditions and correlate with the goals established in the Design Program to ensure reasonable design and project budget feasibility.
Evaluate existing site conditions and pertinent building code and zoning regulations for any restrictions that may influence the project design.
Evaluate preliminary timeline schedule of project incorporating sufficient time for planning, responses, reviews, pricing revisions, weather, and construction.
Review written Design Program of project with owner /contractor for any changes or omissions and include any revisions and refinements for use in Schematic Design Phase.
Approval
Step 3 Rough Sketches
Schematic Design Phase
Once you have defined what is to be built, an architect will then do a series of rough sketches, known as Schematic Designs. These sketches will show you the general arrangement of rooms and of the site. These sketches are meant to show possible approaches for you to consider as they respond to the goals, needs and functions established in the Design Program developed in the Programming Phase. The sketches are revised and a solution is selected that you agree meets your needs. At this point, the design is evaluated to establish a rough preliminary estimate of construction cost.
Generate concept sketches of (3) three design schemes developing solutions prepared to respond to the issues and requirements established in the Programming Phase.
Evaluate preferences for available building products and materials to be used.
Evaluate optional building products available as they meet the needs and goals established in the Design Program.
Meet with owner to review above schemes and select (1) one best overall option for further refinement.
Approval
Up to (3) three generations of selected scheme refinements are prepared for review and discussion evaluating solutions that best meet the needs established in the Programming Phase.
Design Schemes to be presented with 1/8 or 1/4 scale sketches and typically include floor plans, site plan, exterior elevations, and cross sections necessary to communicate the overall design concept.
Using the information generated in the Design Program from the Programming / Feasibility Phase, generate written Outline Specification concurrent with refinement of the Design Scheme describing a room by room description and establishing major material and building products to be used in the project.
Coordinate with contractor in the refinement of Design Scheme and in the preparation of Schematic Design Phase Cost Evaluation. The preliminary cost evaluation is used to validate that the information generated in the Outline Specification and the Design Scheme designed this far works within any desired budget considerations.
Meet with owner and contractor to evaluate overall scope of project including selected Design Scheme, Outline Specification, and Schematic Design Phase Cost Evaluation, and compare to the issues and goals established in the Programming Phase. This step reviews whether the solutions proposed in the Design Scheme meet and solve the established needs, and whether the cost of the solution has value to the owner that is appropriate for what the project will ultimately cost.
Review with Owner.
Approval.
Revisions / additional services.
Step 4 Refining the Design
Design Development Phase
This step is when the architect prepares more detailed drawings to illustrate further refinements of the proposed design. These drawings will be ultimately become part of the package of Construction Documents. The floor plans show all the rooms in the correct size and shape and the Outline Specifications are further developed listing more specific products, materials, and room finishes. Based on these drawings, the architect and contractor will prepare a more detailed Cost Evaluation.
Based on approved Design Scheme and documents from the Schematic Design Phase, generate detailed design drawings providing detail necessary for Preliminary Bidding and eventual construction of the project.
Documents establish, define, and communicate size, quality, and character of architectural design, mechanical and electrical systems, and the materials and elements of the project to be included in this phase of Preliminary Bidding.
List of drawings: floor plans, exterior elevations, pertinent design and construction details and building cross sections necessary to communicate the intent of the methods of construction.
Based on Outline Specification from the Schematic Phase, develop written Project Specifications consistent with refinements of project including material selections, product numbers and pertinent installation guidelines.
Coordinate with contractor to evaluate and make recommendations on the most effective methods of construction. The contractor’s input is important during this phase to ensure that the methods and processes of construction are considered as a part of the design process, and the design is documented and translated from Schematic Phase into Construction Phase.
Establish working relationship with structural engineer and coordinate any necessary structural design of project.
Prepare drawings and specifications allowing contractor to proceed through budget analysis and Preliminary Bidding and compare to project design and budget established in Schematic Design Phase.
Review for approval.
Prepare and submit necessary drawings to governing jurisdictions for design evaluation and take necessary steps to unsure final design and permit approvals. Contractor to provide and assist in the preparation of any necessary material samples or demonstrations during design reviews.
Review with Owner.
Approval.
Revisions / additional services.
Step 5 Preparing Construction Documents
Final Design / Construction Drawings Phase
At this point, the design of the project is essentially complete and the architect prepares construction documents, the detailed drawings and specifications which the contractor will use to establish actual construction cost and to build the project. These drawings and specifications will become part of the contract.
Based on approved Design Scheme, preliminary drawings and specifications, and cost estimates established in Design Development Phase, prepare documents for final bidding and Construction Phase.
Refine design and finalize structural design with structural engineer and incorporate into drawings and specifications.
Coordinate and review with contractor to evaluate the further refinement of information and content of Construction Drawings and develop familiarity with nomenclature and methods of communication established in the Construction Documents.
Review with owner for approval.
Revisions / additional services.
Provide drawings and specifications to contractor for final bidding or negotiated proposals.
List of drawings: site plan, floor plans, exterior elevations, cross sections, framing plans, electrical plans, door and window schedules, details and building sections.
Clarify and interpret contract documents during contractor pricing. At this stage the bulk of the work is transferred to the contractor as they assemble the final information in preparation for construction.
Review with owner and contractor for approval. This is a final opportunity to make revisions that may be induced by budget considerations or unforeseen circumstances that may become apparent during final bidding.
Revisions / additional services.
Prepare and submit final drawings for final design and permit approvals.
Revisions and clarifications to drawings and specifications in preparation for construction phase.
Step 6 Construction
Construction Phase
This final step is often the most anxiety-producing part of the whole process. Up until now, your project has been confined to discussion, planning, and two-dimensional renderings. When construction begins, your project moves from an abstraction to a physical reality.
The architect's involvement normally does not stop with the preparation of construction documents however when working with a talented design/build contractor, the architect's role is simplified due to the added services provided by the contractor. Architects may provide construction administration services and may include assisting the client in hiring the contractor, making site visits, reviewing and approving the contractor's applications for payment, and keeping the client informed of the project's progress. While the architect observes construction, the contractor is solely responsible for construction methods, techniques, schedules, and procedures. The contractor supervises and directs the construction work on the project.
The architect typically will advise and consult with owner and contractor during construction and shall assist in clarification of contract drawings and help decide matters concerning the intent of the design concept and the contract documents. The architect may visit the site at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of work completed, and assist in matters of interpretation of the contract drawings. The architect may review change orders prepared by the contractor for the owner with the intent to interpret and decide matters concerning design to ensure changes in work to be consistent with the design concept and integrate with the contract documents.
Owners Duties
When deemed necessary, the owner is typically responsible for providing the following and their related costs; legal description and certified land survey of the site, geotechnical engineers or other consultants including topographic surveys, test borings, test pits, determination of soil boring values, percolation tests, evaluations of hazardous materials and the preparation and submission of pertinent reports.
Approvals at the conclusion of phases demonstrate owner’s acceptance and understanding of all work completed to that point. Any decisions or actions by the owner that require backtracking or re-evaluating or redesigning any work already approved or completed shall result in additional fees/charges which may exceed the agreed upon contract amount.
For design services delivered in coordination with pre-selected general contractor.
The Design Build Process
"Design-Build" construction is a system of design and construction in which the owner teams up or "Partners" with a contractor and an architect to perform design, architectural, engineering, and construction work. This "team" concept meets the owner's needs with a process that enables team members to function efficiently and effectively. This project delivery method takes advantage of the experience of each team member and combines that experience at the beginning of the project. This allows the members to work together, and establishes a communication relationship which utilizes the expertise and resources of each other's experience. This results in advice and input being included into decisions being made at times when the information is needed - during the design process.
Constructing a building is no small task as even the smallest construction project involves numerous people at various stages along the way including the architects, construction professionals, subcontractors and others. Teamwork is essential to the effective design-build process and owner participation is vital throughout the design process as this is where the core design information resides. In the early phases of design, because team members are included in the design process, all participants have opportunities to provide input with respect to function, aesthetics and cost. This provides a forum for open discussion and consideration of the goals of the project and incorporates the expertise of all team members.
Five Steps Toward Building Your Dream
Design and construction projects involve several steps or phases. Typically, projects go through the following six phases. However, on some projects, several of these steps may be combined, and on others there may be additional steps.
Step 1 Building Your Team
Selecting a Contractor
There are a number of ways to select a contractor. Your architect can make recommendations, or if you already have someone you want to work with, you might include them in the design process and negotiate fees and costs. While the architect can recommend contractors and assist in the selection process, the final choice is up to you. Some people prefer to act as their own general contractor or to do part or all of the construction themselves. These methods can save you money initially but can also add problems and costs later on. Discuss the pros and cons of these methods with your architect to help you decide what will work best.
Step 2 Deciding What to Build
Programming / Feasibility Phase
The first stage, called Programming or Feasibility Phase, is probably the most valuable time you will spend with an architect. It is at this time you discuss and establish the requirements for your structure: how many rooms, what function it will have, who will use it and how. It is also the time when you begin to test the fit between what you want, what you need, and what you can spend.
Establish the goals, needs and function of the project including design intent and expectations and use of available budget.
Prepare written Design Program outlining the scope of the proposed project incorporating information from Home Planning Guide. The Design Program will be used as a basis for all project information and the main resource for project design.
Visit site to become familiar with local conditions and correlate with the goals established in the Design Program to ensure reasonable design and project budget feasibility.
Evaluate existing site conditions and pertinent building code and zoning regulations for any restrictions that may influence the project design.
Evaluate preliminary timeline schedule of project incorporating sufficient time for planning, responses, reviews, pricing revisions, weather, and construction.
Review written Design Program of project with owner /contractor for any changes or omissions and include any revisions and refinements for use in Schematic Design Phase.
Approval
Step 3 Rough Sketches
Schematic Design Phase
Once you have defined what is to be built, an architect will then do a series of rough sketches, known as Schematic Designs. These sketches will show you the general arrangement of rooms and of the site. These sketches are meant to show possible approaches for you to consider as they respond to the goals, needs and functions established in the Design Program developed in the Programming Phase. The sketches are revised and a solution is selected that you agree meets your needs. At this point, the design is evaluated to establish a rough preliminary estimate of construction cost.
Generate concept sketches of (3) three design schemes developing solutions prepared to respond to the issues and requirements established in the Programming Phase.
Evaluate preferences for available building products and materials to be used.
Evaluate optional building products available as they meet the needs and goals established in the Design Program.
Meet with owner to review above schemes and select (1) one best overall option for further refinement.
Approval
Up to (3) three generations of selected scheme refinements are prepared for review and discussion evaluating solutions that best meet the needs established in the Programming Phase.
Design Schemes to be presented with 1/8 or 1/4 scale sketches and typically include floor plans, site plan, exterior elevations, and cross sections necessary to communicate the overall design concept.
Using the information generated in the Design Program from the Programming / Feasibility Phase, generate written Outline Specification concurrent with refinement of the Design Scheme describing a room by room description and establishing major material and building products to be used in the project.
Coordinate with contractor in the refinement of Design Scheme and in the preparation of Schematic Design Phase Cost Evaluation. The preliminary cost evaluation is used to validate that the information generated in the Outline Specification and the Design Scheme designed this far works within any desired budget considerations.
Meet with owner and contractor to evaluate overall scope of project including selected Design Scheme, Outline Specification, and Schematic Design Phase Cost Evaluation, and compare to the issues and goals established in the Programming Phase. This step reviews whether the solutions proposed in the Design Scheme meet and solve the established needs, and whether the cost of the solution has value to the owner that is appropriate for what the project will ultimately cost.
Review with Owner.
Approval.
Revisions / additional services.
Step 4 Refining the Design
Design Development Phase
This step is when the architect prepares more detailed drawings to illustrate further refinements of the proposed design. These drawings will be ultimately become part of the package of Construction Documents. The floor plans show all the rooms in the correct size and shape and the Outline Specifications are further developed listing more specific products, materials, and room finishes. Based on these drawings, the architect and contractor will prepare a more detailed Cost Evaluation.
Based on approved Design Scheme and documents from the Schematic Design Phase, generate detailed design drawings providing detail necessary for Preliminary Bidding and eventual construction of the project.
Documents establish, define, and communicate size, quality, and character of architectural design, mechanical and electrical systems, and the materials and elements of the project to be included in this phase of Preliminary Bidding.
List of drawings: floor plans, exterior elevations, pertinent design and construction details and building cross sections necessary to communicate the intent of the methods of construction.
Based on Outline Specification from the Schematic Phase, develop written Project Specifications consistent with refinements of project including material selections, product numbers and pertinent installation guidelines.
Coordinate with contractor to evaluate and make recommendations on the most effective methods of construction. The contractor’s input is important during this phase to ensure that the methods and processes of construction are considered as a part of the design process, and the design is documented and translated from Schematic Phase into Construction Phase.
Establish working relationship with structural engineer and coordinate any necessary structural design of project.
Prepare drawings and specifications allowing contractor to proceed through budget analysis and Preliminary Bidding and compare to project design and budget established in Schematic Design Phase.
Review for approval.
Prepare and submit necessary drawings to governing jurisdictions for design evaluation and take necessary steps to unsure final design and permit approvals. Contractor to provide and assist in the preparation of any necessary material samples or demonstrations during design reviews.
Review with Owner.
Approval.
Revisions / additional services.
Step 5 Preparing Construction Documents
Final Design / Construction Drawings Phase
At this point, the design of the project is essentially complete and the architect prepares construction documents, the detailed drawings and specifications which the contractor will use to establish actual construction cost and to build the project. These drawings and specifications will become part of the contract.
Based on approved Design Scheme, preliminary drawings and specifications, and cost estimates established in Design Development Phase, prepare documents for final bidding and Construction Phase.
Refine design and finalize structural design with structural engineer and incorporate into drawings and specifications.
Coordinate and review with contractor to evaluate the further refinement of information and content of Construction Drawings and develop familiarity with nomenclature and methods of communication established in the Construction Documents.
Review with owner for approval.
Revisions / additional services.
Provide drawings and specifications to contractor for final bidding or negotiated proposals.
List of drawings: site plan, floor plans, exterior elevations, cross sections, framing plans, electrical plans, door and window schedules, details and building sections.
Clarify and interpret contract documents during contractor pricing. At this stage the bulk of the work is transferred to the contractor as they assemble the final information in preparation for construction.
Review with owner and contractor for approval. This is a final opportunity to make revisions that may be induced by budget considerations or unforeseen circumstances that may become apparent during final bidding.
Revisions / additional services.
Prepare and submit final drawings for final design and permit approvals.
Revisions and clarifications to drawings and specifications in preparation for construction phase.
Step 6 Construction
Construction Phase
This final step is often the most anxiety-producing part of the whole process. Up until now, your project has been confined to discussion, planning, and two-dimensional renderings. When construction begins, your project moves from an abstraction to a physical reality.
The architect's involvement normally does not stop with the preparation of construction documents however when working with a talented design/build contractor, the architect's role is simplified due to the added services provided by the contractor. Architects may provide construction administration services and may include assisting the client in hiring the contractor, making site visits, reviewing and approving the contractor's applications for payment, and keeping the client informed of the project's progress. While the architect observes construction, the contractor is solely responsible for construction methods, techniques, schedules, and procedures. The contractor supervises and directs the construction work on the project.
The architect typically will advise and consult with owner and contractor during construction and shall assist in clarification of contract drawings and help decide matters concerning the intent of the design concept and the contract documents. The architect may visit the site at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of work completed, and assist in matters of interpretation of the contract drawings. The architect may review change orders prepared by the contractor for the owner with the intent to interpret and decide matters concerning design to ensure changes in work to be consistent with the design concept and integrate with the contract documents.
Owners Duties
When deemed necessary, the owner is typically responsible for providing the following and their related costs; legal description and certified land survey of the site, geotechnical engineers or other consultants including topographic surveys, test borings, test pits, determination of soil boring values, percolation tests, evaluations of hazardous materials and the preparation and submission of pertinent reports.
Approvals at the conclusion of phases demonstrate owner’s acceptance and understanding of all work completed to that point. Any decisions or actions by the owner that require backtracking or re-evaluating or redesigning any work already approved or completed shall result in additional fees/charges which may exceed the agreed upon contract amount.
