The Phases
An Analogy
One way to understand the phases of the design process is to imagine yourself on an airplane. At 50,000 feet—the Concept Design phase—you are way up high in the clouds. What’s on the ground is more an idea than what you can see.
The Schematic Design phase is like the plane coming down to 35,000 feet. You can see objects but they are tiny. Vehicles look like scurrying ants. Buildings are smaller than matchboxes.
The pilot is planning the descent in the Design Development phase. The plane lowers to 20,000 feet. Now you can recognize buildings, vehicles, and people. Look! There’s a school. There’s a neighborhood of houses. And that’s a truck, whereas the vehicle behind it is a car. But you still can’t see what type of car. Is it a hummer? An SUV? Maybe a Fiat?
Next comes the Construction Documents phase. At 5,000 feet, we’re coming in for a landing! There’s a Wendy’s. And that’s a cop car chasing that SUV. There’s a school bus bringing kids home. Lots of Moms picking them up, but there’s a Dad, too.
With the Construction phase we’re on the Ground! We know what the plans are. All the financial decisions have been made. Ready, set, go!
The Phases: What Happens?
Concept Design
Broad outlines of an idea are drawn up
The focus is on function and form
Operational program requirements are identified
Look at general spatial organization and vertical relationships
Cost estimate is made on a rough order of magnitude
Schematic Design
A program of ideas is applied to existing architectural parameters
Preliminary drawings (floor plans, demolition plans, site plans) are created
The space begins to take shape on paper
Plans include narratives to describe scope of work
Preliminary phasing plans for construction feasibility are drawn up
Cost estimates now include initial hard costs
Design Development
Details are added
The design is refined
The architectural and interior design work begins
Cost estimates are calibrated against the target budget
Construction Documents
Specifications are put in writing
Drawings are made for the builder
Applications for permits takes place
Competitive trade bids are awarded
Cost estimates are again calibrated against the target budget
Construction
Managed by a Construction Manager
Demolition, relocation, temporary partitions, wayfinding (that’s how to allow people to make their way through the buildings while ripping out and building up are going on) starts
Subcontractors are selected
Trailers, storage, and parking is assigned to the crew and the managers
Focus is on limiting disruption and continuity of services to all KoH residents and staff.