Planning and pre-design : what should we build?
At the outset of any new project, it is important for the architect and client to discuss the clients needs and objectives for the project and what is feasible for their site, budget, and schedule. This preliminary phase includes all aspects of the planning process including the review of zoning ordinances, code analysis, discussions with local and state building and planning officials, and preparation of documentation and drawings for planning applications and hearings, if necessary. By the end of this phase, the client and design team can make decisions about the feasibility of the project and move forward with confidence about its success.

Schematic design : the rough sketches
Using rough sketches and diagrams, the major objectives are to clarify the project program, complete the analysis of coding and zoning issues and their impact on the project, and to explore the most promising alternative design solutions. Client involvement is crucial during this phase to insure that their project goals and intentions are well articulated and developed. The work shall be sufficient to use as a basis for pre-application reviews with planning officials and building officials, if necessary. Initial contact and dialogue with other project consultants begins during this phase. If the client wishes to pursue sustainable and green design practices, this phase would also include the development of the entire design team. See Sustainable design section of this website for more information.

Design development : refining the design
Typically, this phase includes more fully developed floor plans, building sections, and exterior and interior elevations, with the design itself achieving further refinement. Materials, equipment, and product research and selection also begin during this phase. Refining the structural, mechanical, electrical and lighting, and other technical issues are also pursued. Any remaining planning issues are resolved during this phase. Project consultants are fully engaged at this point and their expertise is coordinated into the design and drawings.

Construction documents : the details and blueprints
The documents are what the client usually calls “blueprints” and includes the final design drawings and documentation for bidding, permits, and construction, and are the client’s primary risk management tool during the construction process. The final set typically includes most or all of the following drawings and specifications:

• site, survey, and landscaping plans
• floor plans (architectural, electrical, structural, mechanical, plumbing, and lighting)
• exterior elevations
• wall and building sections
• interior elevations
• details
• schedules
• project specifications

Bidding and negotiation : hiring the contractor
This phase involves answering questions, clarifying issues for the contractors, assisting with comparing proposals, negotiating terms with the final contractor, and assist with selecting sub-contractors.

Construction administration : keeping true to the design
Relaying the design information to the contractor is an important task to ensure that the final project follows the same vision held by the owner and architect. The architect interprets the documents, tracks the progress of the work, and reconciles the interests of the client and the contractor. Activities include field visits, shop drawing review, change orders, punch-lists, and payment reviews.