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• Determine Parameters 
• Refine the Project Parameters 
• Develop the Project Design Parameters 
• Functional floor plan requirements 
• Lighting and energy needs 
• Structural system options and requirements

• Develop Outline Specifications 
• Site Plan 
• Floor Plan(s) 
• Roof Plan 
• Exterior Elevations 
• Building Sections and Cross-Sections 
• Built-in Elements Plans and Elevations 
• Structural Systems Schematics 
• Mechanical Systems Schematics 
• Perform a Detailed Cost Estimate based on criteria at this stage

• Develop Construction Documents Package 
• Contains precise construction requirements and material specifications 
• Spells out the exact details on how the project is to be constructed

• Develop Complete Technical Specifications 
• Thorough and complete technical specification for all building systems and products 
• Details of required construction procedures are spelled out 
• Administrative requirements of construction are specified 
• Update the Detailed Cost Estimate

• Develop Permitting and Bidding Documents 
• Site Plan 
• Floor Plan(s) 
• Reflected Ceiling Plan(s), where appropriate 
• Roof Plan 
• Exterior Elevations 
• Building Section(s) and Cross-Section(s) 
• Wall Sections 
• Enclosure (weatherproofing) Details 
• Detailed Plans and Interior Elevations 
• Door and Window Schedules and Details 
• Interior Finish Schedule and Details 
• Built-In Furnishings Details 
• Structural Plans and Details 
• Mechanical Plans and Details 
• Plumbing Plans and Details 
• Electrical Plans and Details

• Permitting Phase 
• Collaboration with the City, Architects, Engineers 
• Plans are reviewed by the City which issues objections and comments 
• Architect and engineers address each item and revises plans accordingly 
• Plans are resubmitted for further review 
• A building permit is issued after City comments are addressed – this step requires vigilant management to avoid unreasonable delay

DESIGN PHASE

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