Construction Process Design Stage Descriptions

A project charter is developed which defines the preliminary and conceptual scope, budget and schedule of the project. The charter indicates the needs and functions of the user and the potential square footage. Following selection of an Executive Design Professional, potential pre-design includes preparation of a Detailed Project Program.

Schematic design is the first phase of basic services for project design. At this stage in a project, the design professional describes the project three-dimensionally. A range of alternative design concepts are explored to define the character of the completed project and an optimum realization of the detailed project program.

During the design development phase, the project design is further refined. Plan arrangements, specific space accommodations, equipment and furnishings, building design, materials and colors, and complete definitions of all systems serving the project are developed. All design decisions are completed during this phase in order to prepare the subsequent construction documents.

The construction document phase consists of preparation of drawings and specifications establishing the requirements for construction of the project. The construction documents describe the quality, configuration, size, and relationship of all components to be incorporated into the project. Construction documents must be consistent with the detailed project program, the construction budget and the project schedule. The construction documents serve as a basis for obtaining bids from contractors and are used by contractors to obtain price quotes from subcontractors.