Phases of Design

You are prepared to collaborate with an Architect, and you are interested in knowing the timeline for the project to be ready for construction. The process is enjoyable and thrilling, but it is also lengthy, consisting of several steps that it would be beneficial for you to comprehend if you desire an exceptional project.

Primarily, there are four significant phases:

1. Programming

2. Schematic Design

3. Design Development

4. Construction Document/Permits

Let us elucidate what you should anticipate from each step.

PROGRAMMING:

Architectural programming involves a comprehensive and systematic evaluation of the interconnected values, objectives, facts, and requirements of the client's family and the surrounding community. A well-conceived program leads to the development of high-quality design.

During programming, you will meet with your architect to discuss all your needs and preferences for your new home. Your architect will gather information about your building site or existing home (if you are renovating). This is the stage where the owner and architect establish a cohesive relationship and a shared concept for the final structure.

Here, the scope, features, purpose, and functionality of your home are defined. Together, we will develop and refine a "vision" for the project. Our responsibility is to guide you through a "programming" exercise that helps you explore the requirements of those who will inhabit, work, or engage in the space you are creating.

You will be prompted to consider both the aesthetic and functional aspects of your home. What is the timeline for occupying your new home? What are the indoor and outdoor space requirements, or the expected movements and interactions of the individuals who will reside in and visit your home? The answers to these questions, among others, will provide valuable insights into the usage and living conditions, which your architect will utilize to design a home tailored specifically to you and your lifestyle.

This is the stage where the financial aspect of your project will be deliberated upon. It is essential for you to comprehend the expenses associated with building a personalized residence, which can range from $150 per square foot to $300 or more. These costs are contingent upon various factors such as the geographical location, site conditions, dimensions, architectural design, and most importantly, the quality of finishes, both on the exterior and interior.

After determining the project requirements during the programming phase, the design process commences. The architect transforms your vision into tangible form through drawings. RT Studio conducts an initial assessment of the program, schedule, and construction budget established in the pre-design phase, and produces schematic design drawings that depict the project for the owner's review.

The schematic design phase kicks off with preliminary sketches that lay out the program on the site while considering schedule and construction budget constraints. Your involvement in this phase is crucial as you witness the initial concepts and later, a more detailed representation of your future home. It is essential to establish a transparent decision-making framework with your architect during this stage.

As you progress through the schematic design phase, your home's design becomes more refined. We utilize 3D walkthroughs and Virtual Reality to ensure your understanding of the project.

Upon client approval, the drawings at this stage are typically adequate to commence any necessary neighborhood review processes. If you are collaborating with a builder at this juncture, they will provide an initial construction cost estimate (we recommend involving a builder early in the process).

DESIGN DEVELOPMENT

The beginning of design development (DD) is a logical extension of schematic design. In this phase, the architect will translate the design of a project from the realm of ideas to physical form. DD tasks build on the approved schematic design to reach a level of completeness that demonstrates the project can be built. The schematic design is overlaid with more detailed information obtained from consultants and team members.

Throughout DD, it is important to evaluate how systems, material selection, preliminary structure, and detailing reflect the schematic design concept. The design team works out detailed coordination issues, while enhancing the project, so that major revisions are not needed during construction documentation or, worse, during construction. At this point, your architect will prepare to scale floor plans and building elevations for initial review and approval.

This is an exciting part of the process where dreams get fleshed out into the three-dimensional form of your home. Although your involvement will take time and numerous decisions must be made, working with your architect should be a fun and rewarding experience. You are encouraged to review your plans—to virtually live in them—at different times of day (rings from your coffee mug or wine glass on the plans are welcome).

Spending considerable time contemplating your design now, during the earlier stages of the process, will save time and potentially expensive changes later. As a note of caution, significant changes made after approval of the DD’s, during the construction drawing phase, may warrant additional fees. Once construction has commenced, changes made to the design (especially those involving structural components of the building), can be quite costly; so make sure to speak up and voice your mind before moving to the next phase of design. The process will continue after approval of progress to this point.

CONSTRUCTION DOCUMENTS/PERMIT DRAWINGS

Continuing the design process, the architect prepares drawings suitable for permit submittal and construction, which are referred to as construction drawings (CDs). These drawings are an instrument of communicating the project to those who will be involved in the construction of your home; the CDs set the parameters for the building process CDs are produced on a larger scale and describe, in detail, the components of your home that need to be fabricated and assembled for it to be built. Tasks include developing the remaining elevations and beginning structural analysis as it relates to the architecture. During this phase, the architect will coordinate with consultants (engineering, interior design, landscape, lighting, HVAC, etc.) ensuring a complete coordinated set for construction.

Once all the drawings are finished, based on the contract we take care of the permit, a professional expediter, or the client and/or contractor will take care of it. This process if required can take from a month to a longer period based on the location, size, and scope of the project. Lately, we have found that is taking longer and longer due to increased requirements for the jurisdictions.

Please contact us if you have any questions.

Thank you

RT Studio