I. The Pre-Design Phase: A Crucial Step in the Building Process

We start our process off with the initial contact from a curious client.  We will schedule and conduct a 15 minute interview over the telephone to ask questions, explain our process and ethos to see if we are a good fit.  If the client wishes to move forward, we will schedule an in-person or video meeting that is referred to as the “Needs + Options” Review.  Before the design process begins, it is crucial for the owner and designer to collaborate and understand the future building’s needs. The designer will play an active role in asking numerous questions and listening carefully to the owner’s desires for the project. In addition to this, the designer must review the project site’s existing conditions and assess zoning and code regulations.  This phase can take a couple weeks and up to a couple of months, depending on complexity.

NOTE: If the project is a large commercial retrofit, this phase may take several months to work through. During this time, feasibility studies, energy audits, material testing for hazardous materials such as asbestos, and incentive programs such as the Community Energy Challenge or the C-PACER loan program need to be considered.

II. Comprehending Schematic Design (SD) in Construction

Schematic design (SD) is a crucial phase in construction where the architectural team transforms the owner’s pre-design requirements into a concept design. This phase serves as the foundation of the overall design but lacks intricate details. Schematic Design typically encompasses preliminary site plans or as-builts, floor plans, sketches, 3D renderings, and basic exterior elevations. During the schematic design phase, an overall design concept for a construction project is settled upon, defining the scale of the project and the relationship between different spaces within it. The owner and designer work together to go over the project goal and produce sketches for potential designs. Once a final design is settled on, the scale of the project moving forward should be defined, and the relationship between spaces within the project should become increasingly clear. The outcome of the schematic design process is a clear understanding of the project’s scale and the spaces included in the final building and how they relate to one another.

III. The Significance of Design Development (DD) in Managing Construction Programs

Design Development plays an essential role as it details the plans with greater accuracy and specification. Based on the Schematic Design (SD) documents and owner’s feedback, the designer advances the project’s design by developing interior layouts and room sizes, designing the structural foundation, selecting materials and finishes, and refining building systems.

Cost estimation is a crucial aspect of the Design Development phase, ensuring that the project remains within the owner’s budget as the plans and specifications progress. Especially in today’s supply climate, material and finish selections can have a significant impact on the budget.

During the DD stage, designers frequently provide the owner with a complete 3D model of the project. This virtual reality technology adds immense value to an owner seeking a realistic preview of their future building.

IV. Construction Documents (CD): Giving Shape to Your Project

The Construction Documents stage is the critical juncture in the design process, building on the pre-design, schematic, and design development phases. At this stage, the designer assimilates the final technical information and details into a comprehensive set of drawings and specifications. These Construction Documents serve three critical roles: securing necessary permits, soliciting bids, and acting as a contractual agreement between the client and the builder. Additionally, an updated cost estimate typically accompanies this phase to guarantee the project remains within budget.  

V. Permitting – Ensuring Compliance

Obtaining a building permit involves submitting detailed plans to the local building department, undergoing a review by various departments, making necessary revisions, paying fees, and obtaining the permit. Inspections throughout the project ensure compliance with codes. Once the architectural team finishes their construction documents (CDs), they submit them to the relevant authority having jurisdiction (AHJ), such as the city or county. The AHJ and relevant building departments review the documents for code compliance. The Permitting phase can be slow, as it depends on the nature and location of the project.

VI. Bidding – Building Your Construction Team

The Bidding phase involves soliciting bids from contractors to perform the scope of the Construction Documents. The contractor selection process varies, depending on the project. Public works projects must follow specific laws, while private owners have more flexibility. Private owners may select a trusted contractor or solicit bids from multiple contractors. During Bidding, the designer plays an essential role in answering questions about the plans and specifications to ensure bid accuracy.

VIII. Close Out / Occupancy – Final Touches + Moving In to Your Space

As your project approaches its conclusion, several tasks must be addressed before transitioning to your new premises. In the project closeout phase, the designer, client, and contractor collaborate to compile a final punch list outlining any outstanding items that require attention before the space can be occupied. Once the general contractor (GC) completes the punch list, the owner and designer conduct a thorough inspection to ensure compliance with the contract specifications. Subsequent to a final walkthrough and inspection, the building undergoes a comprehensive assessment by relevant government building inspection authorities. Upon the successful final inspection by the Authority Having Jurisdiction (AHJ), the client receives a Certificate of Occupancy, indicating the project’s completion as recognized by the city.

The GC furnishes warranties, receipts, operations and maintainacne information, and lien waivers to the owner and submits a final payment application while releasing any liens. (It is advisable the client require an operations and maintenance manual encompassing crucial design elements, system intricacies, vendor-provided operational details, and previously generated design materials.) Typically, the GC extends a one-year warranty covering the entire project post-completion, ensuring any deficiencies are promptly addressed. At this time, the designer should issue to the client an “Approved Plan” drawing set that includes any agreed upon changes that were made during the construction process that are not reflected in the Construction Documents.

Following a satisfactory final inspection and the acquisition of the certificate of occupancy, your space is now ready for occupancy.

Evaluating Project Success with AD + C

At AD + C, we understand that our responsibility to our clients does not end at the conclusion of a project. Once we have evaluated the budgetary impact, overall design and functionality, and the experience of working with both Andrasta Design and our construction team, we invite our clients to a complimentary meal and roundtable discussion. This provides an invaluable opportunity for us to collect feedback, learn from our experiences, and identify areas of improvement.

We take our clients’ feedback seriously and use it to enhance our team’s performance and improve our outcomes. Our roundtable discussions also serve as a platform for us to build stronger relationships with our clients and explore possibilities for future collaboration. As a team, we are committed to delivering exceptional results and fostering long-lasting relationships with our clients.