Schematic Design
Starts with programming, which is the process of determining the needs of the client, prioritizing those
needs, outlining the scope of the project and creating a workable budget. Initial sketches are done to
determine basic relationships between spaces and relative size of spaces. An analysis of the property
is completed to determine the best location on the site based on views, solar orientation, topography
and vegetation. At the completion of the Schematic Design phase, the basic layout and exterior look of
the project will be defined.

Design Development
Continues where schematic design ends. Once the relationship and size of the spaces is determined,
the design becomes more refined and accurate. Structural, mechanical and electrical systems are
designed and coordinated. Additional drawings are done to further define the project.

Construction Documents
Is the final drawing stage where the final noting, dimensioning and detailing of the plans occurs. At
this point, the design has been finalized and all aspects of the project have been coordinated. When
this stage is complete, the Owner has a set of instructions to give a contractor that he may follow to
build the project. An accurate set of plans helps the builder construct a successful project.

Bidding and Negotiation
Occurs between the Owner and Contractor when they negotiate the final cost of the project before
signing a Construction Contract. During this phase, the Contract Documents are given to a contractor
or several contractors to determine the actual cost of the project. After receiving bids on the project,
the Owner selects a Contractor to build the project. The Architect acts as the Owner’s representative
during this phase and negotiates for the Owner, or the Architect can just provide analysis and offer
suggestions to help the Owner.

Construction Contract Administration
Is the building phase of the project. During this phase, the Architect visits the project site as the
Owner’s representative to answer any questions the Contractor has and to verify that the Contractor is
following the Construction Documents. The Architect will also approve the Contractor’s monthly
application for payment and approve change orders. The Architect keeps the Owner informed on the
progress of the Project. The Architect can also assist the Owner in deciding final colors and materials selection.