During the Pre-Design phase of the project, the architectural team defines the goals and requirements for the project. The owner will have their goals and requirements they are hoping to achieve with the project such as: a project style, maximizing views, insulation from sound, solar energy, etc. Similarly, each community and locale will have codes, policies, and procedures that must be met in order to acquire permit and construct the project HOA requirements, maximum square footage allowed, maximum allowable heights, setback requirements, Design Review Board procedures, Coastal Commission procedures, etc. All of these factors are synthesized together to arrive at an understanding of the initial site parameters and the available building shell.
During the Schematic Design phase of the project, the architectural team presents initial ideas, arrangements, and potential aesthetics for the project. Site Plans show the location and placement of the buildings on the property, Floor Plans show the arrangement of the rooms and interior and exterior spaces of the buildings, and Exterior Elevations and 3-Dimensional sketches show what the building will look like. This is the time when often multiple loose ideas and options for general building layouts and looks are explored and compared until a final scheme is agreed upon to proceed further with.
During the Design Development phase of the project, the architectural team takes the agreed upon final Schematic Design and further develops the idea. Site Plans and Floor Plans are finalized. More 3-dimensional sketches are done, 3-dimension exterior and interior detailed computer models are presented, and sometimes physical 3-dimensional models are made. Initial Interior Elevations of the primary spaces are begun, showing spatial volumes, cabinetry, moldings, paneling, or any other interior details that are inherent to the style of the building.
During the Construction Documents phase of the project, the architectural team takes all of the design information created with the owner from the Schematic and Design Development phases of the project and develops it further and turns it into a set of plans, an Instruction Manual, on how to build the project. Material finishes, window and door styles, ceiling beams and finishes, cabinetry, electrical and lighting layouts, waterproofing, fireproofing, product brand names and specifications, structural engineering, civil engineering, and more tell exactly what the buildings will be and how they will be made.
During the Permitting and Bidding phase of the project, the final Construction Documents are submitted to the local governing agencies as required to obtain building permits for the project. Concurrently, the architectural team distributes the Construction Documents to the builders the owner has asked for prices to build it, and assists the bidding builders by answering and clarifying questions the bidders may have, review substitution requests by the bidding builders, and provide other coordination and information as necessary to acquire qualified accurate bids for the project to assist the owner in selecting a building for their project.
During the Construction Observation phase of the project, the architectural team visits the project construction construction site at regular intervals to assist the builder and owners by answering questions, react to unforeseen job site conditions, coordinate the different engineering and architectural requirements set forth in the Construction Documents, assist with inspection requirements, qualify control, and generally coordinate the provision of and installation of specified construction materials.