Understanding the Design Development Phase in Architecture
Understanding the Design Development Phase in Architecture
There are six major architectural design phases. The third, and one of the most important, is the design development phase.
In this article, we will answer these six questions about the design development phase:
What is the design development phase?
Why is the design development phase so important?
What happens during the design development phase?
Who is involved in the design development phase?
How long does the design development phase take?
What happens after design development is complete?
What Is the Design Development Phase?
The initial stages of building design include the pre-design and schematic design phases. These steps identify the objectives and scope of the project, provide an initial concept design, and flesh out a rough drawing.
In the design development phase, the design builds on the schematic drawings to include much more detail and precision, including the chosen exterior and interior design materials.
In this phase, the design will determine the building systems integration, perform code analysis, and ensure compliance integration.
Why Is the Design Development Phase So Important?
The design development phase develops a drawing package that identifies the full scope of the project and begins to integrate all the building systems, materials, layout, and coordination with other disciplines like mechanical, electrical, and plumbing.
The Construction Document phase is when the complete set of drawings is developed for the contractors to build from. These drawings are then combined to create one final drawing used by the builder.
When this phase is thoroughly completed, the processes minimize the need for changes during the construction phase, which in turn saves time and money during the remaining steps.
With the extensive details of materials and design, a more accurate cost estimation can be determined.
Also, the construction documents that are created during the design development phase are used for early building permit applications. This can include a preliminary regulatory review, during which the architect will meet with the health department, local building department, fire marshal, and zoning office to ensure their designs will pass all local requirements.
These early meetings can also assess the possibility of LEED certification and, at the very least, provide an energy code analysis.
What Happens During the Design Development Phase?
This phase has a lot of moving pieces and includes several team members to complete. Let’s break down what takes place during the design development phase.
Presentation Documentation
The first step of the DD phase involves creating a full model of the proposed design. This used to include painstakingly building a tiny version of the building itself. But thanks to new software, this process can be done on a computer with 3D rendering.
These software programs can also provide daylight simulations that show how the sun will enter the building at different times of day.
Learn more: Architectural Rendering: A Visual Guide
Design Development Deliverables
During the DD phase, several documents must be created.
The first set of documents includes floor plans and ceiling plans that provide precise measurements of the building. One will be created for each level of the structure.
Sections are drawings that provide a clear picture of a certain portion of the structure that may be more complex and require a detailed drawing created to scale. Common section drawings include:
Wall sections
Building sections
Detail sections
Elevations are drawings of the facade with window placement, dimensions, and materials.
The last deliverable during the DD phase is the specifications outline. This rough outline defines the material products, the required level of quality, and material testing and installation requirements.
This outline provides a basis for bidding, cost allocation, and construction documentation.
Updated Cost Estimate
Due to the deeper details provided during the design development phase, more information has been developed that can affect the cost estimate provided in the pre-design phase.
Therefore, a new construction cost estimate is provided to the project owner. At this time, if any adjustment needs to be made to be more in line with the project budget, actions will be taken to lower costs.
Timeline and Scheduling
Construction phasing will also be outlined at this time. This includes the project schedule, permitting, and any other construction administration tasks.
Near the end of the DD phase, a more accurate date of completion estimate can be provided to the owner.
Who Is Involved in the Design Development Phase?
Nearly every member of the project team is involved in completing these design services. The owner will work with the architect and engineers to complete the design development phase.
General contractors and subcontractors can also be involved if using the design-build or design-assist contract format.
Project Owner
As we’ve mentioned, the project owner is a crucial part of this phase of architectural design. They collaborate with the architect and/or designer to decide on several aspects of the project.
The architect will help the owner pick the right materials, finishes, colors, and furnishings that will create the ambiance they are aiming for while staying within budget.
Next, they will discuss lighting, fixtures, windows, and doors to achieve a balance between energy efficiency and style.
Lastly, site design must be decided upon to make the best impression on the public.
Architect
The design team in the architecture firm will produce a new set of drawings to reflect the developed plans.
These professionals will advise the project owner on material selection based on:
Cost
Performance
Maintenance
Availability
They will also conduct an energy analysis and daylight simulations, as well as create models or renderings to represent the new designs and details.
Additionally, the architect is responsible for working with a cost estimator to provide updated cost estimates and a projected timeline.
Structural Engineer
The structural engineer is responsible for selecting the appropriate framing system to sustain the structural load best.
They will analyze the best structural system for the building type and size, including steel, concrete, or wood construction. Their decision will be based on:
Loads
Soil conditions
Cost
Availability
Building purpose
The structural engineer will then create structural construction drawings based on the architectural drawings provided. These will include the size, dimensions, and materials of load-bearing structures and meet building codes.
The structural engineer works hand in hand with the architect to design many of the critical aspects of safety, including seismic and wind load requirements, risks of radon gas infiltration from below the slab, snow loading, and fall-arrest anchors.
Mechanical Engineer
The mechanical engineer completes the mechanical or MEPS drawings, which contain details of the location, dimensions, and requirements of the various systems within the structure.
The HVAC system and/or natural ventilation options will be included in the drawings.
The plumbing and electrical system requirements are important aspects of the mechanical drawings, which also include the fire and security systems.
Before construction can begin, layout and space requirements for all piping, wiring, and ducts must be provided in detail.
Based on their mechanical drawings, the mechanical engineer will provide an estimate of energy use analysis, waste removal requirements, and water purification.
If the local sanitation and water provisions don’t meet the capacity of the projected occupancy, the mechanical engineer will provide suggested adjustments to increase the capacity to meet the needs.
Civil Engineer
To complete the site plan, the civil engineer will provide detailed site drawings that meet residential or commercial zoning regulations.
These drawings will include grading and other site details, such as drainage, utility design, and connection to public utilities.
Roadways and other buildings on the property will be included in these drawings. Motor vehicle and pedestrian traffic flow improvement will be determined in collaboration with the landscape architect.
One professional in the civil office, the geotechnical engineer, is responsible for determining soil conditions and stormwater runoff requirements. Erosion control is an important part of this process.
The civil engineer will assess and locate the municipal services available to the structure, including the sewer, potable water, electrical power, phone, and data service lines.
While the mechanical engineer works on the inside of the building, the civil engineer will work to find a way to increase the capacity of any municipal services, including below-grade systems, that don’t meet the needs of the structure's occupancy rate.
Interdisciplinary Design Efforts
Some aspects of design require more than one member of the design team to complete, and some of the newest details involve collaboration with many experts.
Sustainability
To truly create a sustainable structure, every level of design must take this into consideration.
Product selection, lighting controls, HVAC systems, window and door selection, and the positioning of the building itself can all greatly affect its sustainability.
All engineers and members of the design team can positively influence the sustainability of the structure.
Acoustic Design
When noise control is a concern, acoustic design will be carefully considered. The consultation from an acoustical expert can help. However, the architect and engineers can affect the acoustic environment as well.
The choice of materials, inside and out, can help or hinder noise control. Window and door selection are also key to controlling noise.
Specialized absorbing ceiling and wall materials can be used for areas with higher than normal noise levels.
Lighting Design
Good lighting is one key aspect of good design. More than just functionality, lighting design involves energy efficiency, indoor environment, and style.
This aspect of design will involve a collaboration between the architect, electrical engineer, and possibly a lighting consultant.
Envelope Design
With structures that incorporate skylights, large glass walls, or complicated window systems, design can get tricky.
The structural support needed for these specialty envelope designs requires careful calculations by the structural engineer.
How Long Does the Design Development Phase Take?
The time requirements for the design development phase depend on the scope of work, the size of the project, and more. However, Depending on the size and complexity of the project, it is about 25% of the project duration.
Depending on the location of the project, the building permitting process may take a lot longer.
The project cannot begin construction until permits are approved, which could take between 12-24 weeks.
What Happens After Design Development is Complete?
At the end of design development, all design drawings are translated into precise construction documents. These documents provide the building instructions for the builder to begin construction.
Some revisions may still be made to the final drawings after all professionals have provided their input and the owner makes any last-minute decisions.
The next phase is the construction document phase, which has all the construction detailing, MEP, and structural integration.
After that is the development of the final permit, the bidding phase, and the construction set of drawings and specifications. After the project owner approves these final drawings, construction can begin.
Recap
The design development stage is important to the success of any project. This is where the initial design starts to become a reality.
Members of the design team collaborate to ensure the project's viability through many disciplines and expert analysis. What may start out as an abstract image turns into a crystal clear plan that the construction team can execute.
Contact ZP Architects & Engineers for your next project, and let’s complete this phase together.
