Design Process
A GUIDE TO WORKING WITH Archsmith Studio.
Designing a building can seem overwhelming, with numerous decisions to make, coordinate, and carry out. To simplify this intricate process, we follow a structured approach comprising sequential phases. Each phase builds upon the work completed, allowing us to methodically progress from initial concepts to fully realized designs.
At Archsmith Studio, we utilize the following process:
Preliminary Design: Initial research, site analysis, and project planning.
Schematic Design: Creation of conceptual designs and initial sketches.
Design Development: Refinement of chosen concepts and development of detailed plans.
Construction Documents: Preparation of drawings, specifications, and other documentation for construction.
Bidding and Negotiation: Assistance with contractor selection and contract negotiation.
Construction Administration: Oversight of the construction process and adherence to design intent and quality standards.
Preliminary Design: Setting the Stage
The architectural design process begins with preliminary design, where the groundwork is laid for the project ahead. This phase encompasses a range of activities, including site analysis, programming, existing conditions assessment, budgeting, code review, and basic design concept generation.
Site analysis forms the bedrock of preliminary design, as architects delve into the unique characteristics of the site and its surroundings. Factors such as topography, climate, and regulatory requirements are carefully evaluated to inform design decisions and develop proposed solutions that harmonize with the context.
Existing conditions assessment entails surveying the site and any existing structures to gain insights into its physical attributes and limitations. At Archsmith Studio, our focus is on additions and renovations, making this a critical step in preliminary design. We utilize a 3D scanner to gather accurate data quickly and affordably, streamlining the front end and getting into design with a robust base of information. This information informs the design approach and helps architects determine how best to integrate new construction with the existing environment.
Programming (architectural jargon for “list of rooms”) involves understanding the functional requirements and objectives of the project, as well as the needs and preferences of the client. Architects work closely with stakeholders to define the scope of work, establish project goals, and identify key priorities that will guide the design process. Once the list of rooms begins to populate, we will add character descriptors (cozy, informal, bright, etc.) and apply typical square footage estimates to the type of space to begin to understand the scale of the project.
Programming leads directly into initial budgeting. Architects can help assign build out costs to the types of space to determine the feasibility of the build. Budgeting is a critical aspect of preliminary design, as architects must work within the financial constraints established by the client. By developing cost estimates and exploring cost-saving strategies, architects work to align design intent with the client's budgetary requirements.
Code review involves analyzing local building codes, zoning regulations, and other legal requirements for compliance and to avoid potential conflicts during the design and construction phases. These critical “guardrails” help us to understand restrictions governing the subject property or structure before beginning a formal design. This review will tell us what’s possible and what isn’t.
Basic design concept generation marks the culmination of the preliminary design phase, as architects develop initial ideas and concepts that respond to the project brief and site conditions. These concepts serve as the foundation for further exploration and refinement in subsequent phases of the design process. Preliminary design concepts will come in various formats, but typically utilize blocking diagrams and sketches to create a working floorplan. These loose ideas and layouts are used to generate feedback and additional ideas from the client – this is very “hands on” with lots of communication and is adapted for each project.
Design Development: Refining the Vision
Building upon the foundation laid during preliminary design, architects transition to the design development phase, where the selected design concept is refined and developed in greater detail.
During design development, architects focus on translating the conceptual ideas generated in the preliminary design phase into a coherent and fully realized design solution. This involves further refining the spatial layout, material selection, and aesthetic expression of the project, while also addressing technical considerations such as structural integrity, building systems integration, and sustainability.
Collaboration is key during the design development phase, as architects work closely with engineers, consultants, and other specialists to integrate and coordinate the various systems and requirements. By leveraging their collective expertise, the project team can identify potential challenges early on and develop innovative solutions that enhance the overall quality of the design.
The design development phase also involves producing detailed drawings, schedules, and specifications that communicate the design intent to contractors and other project stakeholders. These documents serve as the basis for the construction documents that will be used to guide the building process.
By the conclusion of the design development phase, architects have refined the initial design concept into a comprehensive and well-defined plan – these drawings resemble a building, but are not quite enough to build from. This sets the stage for the next phase of the architectural design process: construction documents.
Construction Documents: Turning Vision into Reality
With the design concept fully developed and refined, architects shift their focus to producing detailed drawings, schedules, and specifications that will guide the construction process.
Construction documents serve as the bridge between design intent and physical reality, providing contractors and builders with the information they need to construct the building according to the architect's vision. These documents include detailed architectural drawings, structural plans, mechanical and electrical layouts, and specifications for materials and finishes. In addition to producing technical drawings and specifications for the architectural sections, architects also play a crucial role in coordinating the efforts of different trades and disciplines into a coordinated set of documents.
By providing contractors and builders with clear construction documents, architects help deliver a construction process that proceeds smoothly and efficiently, minimizing delays, cost overruns, and disputes. Construction documents are a critical aspect of the architectural design process, providing the necessary clarity and detail to turn design concepts into tangible built environments.
Contract Selection: Navigating the Path to Construction
With construction documents in hand, architects assist clients in selecting a contractor through either a bidding or negotiation process. This phase involves evaluating proposals, negotiating contracts, and ultimately awarding the contract to the most qualified bidder. In private construction, there are two primary methods we recommend for selecting a contractor: the invited design-bid-build approach and negotiated contracts.
Invited Design-Bid-Build
In the invited design-bid-build approach, also known as competitive bidding, architects prepare detailed construction documents and invite multiple contractors to submit competitive bids for the project. The bidding process typically involves issuing a request for proposals (RFP) or request for bids (RFB) to prequalified contractors.
Contractors review the construction documents and submit sealed bids detailing their proposed pricing, project schedule, and any other relevant information. The bids are opened publicly, and the contract is awarded to the lowest responsive and responsible bidder.
This approach is often favored for public projects or projects with strict budgetary constraints, as it promotes transparency and competitive pricing. However, it can be time-consuming and may not always result in the selection of the most qualified contractor.
Pros:
Bidding often leads to lower costs for clients.
Bids are open and evaluated publicly.
Widely used and understood in the industry.
Cons:
Bidding may discourage collaboration and innovation (more change orders)
Quality issues or delays may arise (quality is subject to the quality of the low bidder)
Up front drawing/design fees are higher as drawings need more detail to mitigate change orders
The bid process and award of contract can delay construction start.
Negotiated Contract
In contrast, a negotiated contract involves direct negotiations between the client and a selected contractor, without the competitive bidding process. This approach allows for greater flexibility and collaboration, as the client can negotiate terms such as pricing, scope of work, and project schedule directly with the contractor.
Negotiated contracts are often used for complex or specialized projects where the expertise of a specific contractor is desired. Architects may recommend this approach when the project requires a high degree of customization, innovation, or coordination with multiple stakeholders.
Pros:
Emphasizes contractor qualifications and expertise.
Encourages open dialogue and problem-solving, building trust
Can expedite the bid process and contract award.
Lower design fees as we work together and work out conflicts in the field without change orders
Cons:
Negotiated contracts may incur higher expenses.
Negotiation process with subcontractors lacks transparency.
Selection may be influenced by personal factors.
The choice between an invited design-bid-build approach and a negotiated contract depends on factors such as project complexity, budget constraints, and client preferences. Both approaches have their advantages and disadvantages, and architects play a critical role in guiding clients through the contract selection process to find a best fit for the successful execution of the project.
Construction Administration: Overseeing the Build Process
As construction gets underway, architects transition into the role of construction administrators, overseeing the build process and reviewing that the project is executed according to plan.
Construction administration involves a range of responsibilities, including conducting site visits to monitor progress and quality, reviewing submittals and requests for information from contractors, and addressing any issues or conflicts that arise during construction.
Throughout the construction process, architects serve as advocates for the design, verifying that the contractor adheres to the construction documents and maintains the integrity of the design intent. This may involve providing clarification or interpretation of the drawings and specifications, resolving conflicts between trades, and making design adjustments as needed to address unforeseen conditions.
Effective communication and collaboration are essential during the construction administration phase, as architects work closely with contractors, engineers, and other project stakeholders to address challenges and help keep the project on track. By fostering a spirit of teamwork and cooperation, architects help implement a successful execution of the design vision.
As construction nears completion, architects conduct final inspections to review that the building meets quality standards and regulatory requirements. This marks the end of the construction administration phase and the beginning of the occupancy phase, where the building is handed over to the client for beneficial use.
Frequently Asked Questions
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The first step is understanding the project scope and objectives. Architects work closely with clients to define project goals, requirements, and constraints, laying the foundation for the design journey.
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Architects develop design concepts through a process of exploration and iteration. They draw upon their creativity and expertise to translate abstract ideas into tangible design directions that reflect the vision and objectives of the project.
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Construction administration involves overseeing the build process to review that the design is realized according to specifications. Architects conduct site visits, review submittals, and address issues that arise during construction to work towards the successful implementation of the design.
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The duration of the architectural design process can vary depending on the complexity of the project and other factors such as regulatory approvals and client feedback. However, it typically takes several months to several years from inception to completion.
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Architects typically have a professional degree in architecture, such as a Bachelor of Architecture (B.Arch) or a Master of Architecture (M.Arch). They also need to complete a period of practical training and pass the Architect Registration Examination to become licensed to practice.
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Architects use a variety of software tools for design, including computer-aided design (CAD) software such as AutoCAD and Revit, as well as visualization software such as SketchUp and 3ds Max. These tools help architects create and communicate their design ideas effectively.
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You can find qualified architects by searching online directories, asking for recommendations from friends or colleagues, or contacting local architectural firms directly. It's important to review their portfolio and credentials to ensure they have the expertise and experience to meet your project needs.