Design Development vs Construction Documents Process

Design development and construction documents are two crucial stages in the building process. The design development process typically lasts 4-6 weeks and involves refining the design to meet the client's needs and budget.

During this stage, the architect will create a detailed scope of work, including site plans, floor plans, and elevations. This process helps identify and address any potential issues before moving forward.

In contrast, construction documents are created after the design development process is complete. They are a detailed set of plans and specifications that contractors will use to build the project.

These documents are typically created in 2D and 3D formats, and include information such as material specifications, structural calculations, and electrical and plumbing plans.

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The Design Development phase is a crucial part of the design process, where the initial design documents are refined and articulated into a more comprehensive architectural idea. This phase typically accounts for 20% of the architectural fees, ranging from 10-25%.

During Design Development, the design team develops the details of the project, including finishes, materiality, and system integration. They also focus heavily on coordination among various disciplines, such as Structure, Landscape, MEPs, and others.

The Design Development phase produces a detailed drawing set, including floor plans, sections, elevations, door and window details, and outlines of material specifications with full dimensions. This drawing set also includes structural drawings, MEP drawings, civil engineering drawings, and landscape architecture drawings.

The level of detail provided in the Design Development phase is determined by the owner's request and project requirements. The phase often ends with a formal presentation to, and approval by, the owner.

Here's a breakdown of the typical deliverables in the Design Development phase:

The Design Development phase is a critical step in the design process, as it sets the stage for the next phase, Construction Documents. By the end of this phase, the exterior is completely designed, interior layouts are complete, space dimensions are finalized, and material selection is accomplished.

Construction Documents are a crucial part of the design development process, accounting for roughly 40% of the architect's time and fees.

During the Construction Documents phase, architects convert Design Drawings into accurate and complete construction documents, including dimensions, details, and required annotations to represent the design intent.

The Construction Documentation phase can take the most amount of time to execute precisely and successfully, as interdisciplinary clashes between various disciplines need to be identified and resolved.

This phase involves coordinating the architectural drawings with drawing sets prepared by the structural engineer and other drawings generated by MEPF consultants.

The Construction Documents set includes specifications and drawings for construction purposes, annotated floor plans, dimensions, identification of rooms, walls, doors, and windows, detailed and general notes, annotated exterior elevations, and a complete list of building specifications for construction.

Here are some key deliverables for the Construction Documents phase:

The Construction Documents phase is critical in reducing job site confusion and improving bidding and field coordination.

The drafting process is a critical step in bringing a design to life. It involves several phases, each with its own specific goals and deliverables.

The first phase is the Schematic Design (SD) phase, where architects and designers develop a theoretical plan, including design drawings and preliminary permits.

During the Design Development (DD) phase, architects refine and develop the design, adding more details and specifications. This phase typically lasts two-thirds of firms take under 3 months, with 5 percent of architecture firms taking over 12 months.

The Design Development phase includes defining and developing important project aspects, generating drawing sets, and outlining specifications for potential contractor cost estimates. A structural contractor comes into the picture and consultants for HVAC, electrical, plumbing, and fire protection are consulted based on the project's complexity.

In this phase, a detailed drawing set is created, including documents with outline specifications, complete dimensions, grid dimensions for structural elements, and wall dimensions. The deliverables also include a specification book, which serves as written instructions for the modeling shop drawings.

Here's a breakdown of the main deliverables in the Design Development phase:

The Design Development phase is a critical step in the drafting process, as it sets the stage for the Construction Documents phase.

Project Planning and Documentation is a crucial part of the design development process. It's where architects focus on the integration and detailing of selected systems, materials, and assemblies.

In this phase, architects consider the technical requirements of how a project will be constructed and the appropriate documentation to communicate that intent to the builder. They need to understand mechanical, structural, and other building systems to coordinate the various elements of the design.

Content in this phase will focus on integration of building materials and systems, construction documentation, project manual and specifications, codes and regulations, and construction cost estimates. It's essential to have a clear understanding of building codes, zoning regulations, and project costs.

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Here's a comparison of the differences between Project Planning & Design and Project Development & Documentation:

These differences are crucial to keep in mind as you study and prepare for each division.

The Development vs Construction phase is a crucial part of the design process. In the Design Development (DD) phase, architects refine the building's form, finalize interior layouts, and select materials. This phase is where the building's overall volume and layout are communicated with equipment, materials, and surface finishes for every element.

In contrast, the Construction Documents (CD) phase focuses on creating accurate and complete construction documents, including dimensions, details, and required annotations to represent the design intent. These documents are used to guide the project's builders with both broad and detailed design intent.

Here's a comparison of the two phases:

The Construction Documents phase is where the project's technical requirements are considered, and the appropriate documentation is created to communicate the design intent to the builder. This phase can take the most amount of time to execute precisely and successfully, as interdisciplinary clashes between various disciplines need to be identified and resolved.

The construction phase is where the design comes to life. This phase is crucial in ensuring that the building is safe to inhabit and meets the owner's requirements.

The construction document phase, also known as the CD phase, is where architects produce the final drawing set and project manual that will be the binding contract between the Architect, the Contractor, and the Owner. This phase can take anywhere from a few months to over a year to complete.

In this phase, the architect sends the construction documents to contractors for pricing or bidding. The contractors' final estimate of project costs is based on these documents. The CD set is also used to obtain a building permit.

The construction document phase produces a set of drawings that include all pertinent information required for the contractor to price and build the project. The required components of the CD set include annotated floor plans, dimensions, identification of rooms, walls, doors, and windows, detailed and general notes, annotated exterior elevations, and a complete list of building specifications for construction.

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Some common challenges that architects face during this phase include finding conflicts in the micro details, going over budget, and failing to meet project goals. Preparation and planning can help reduce some of the most costly errors.

Here are some common deliverables of the construction document phase:

The construction documentation phase is a critical step in the development process, and it requires careful planning and execution to ensure that the project is completed on time and within budget.

Development and construction are two distinct phases in the building process, and understanding the difference between them is crucial for a successful project.

Construction documents, also known as Construction Drawings (CD), are prepared during the CD phase, which accounts for roughly 40% of the time and fees spent on a project.

In the CD phase, architects convert design drawings into accurate and complete construction documents, including dimensions, details, and required annotations to represent the design intent.

The CD phase is where architects and builders can get an accurate idea about the project timeline, and the entire package will be utilized for complete pricing and construction purposes.

During the Design Development (DD) phase, architects define and develop important project aspects, generate drawing sets, and outline specifications for potential contractor cost estimates.

The DD phase includes design advancement based on floor plans and exterior ideas approved in the SD phase, and it's easier to make modifications on paper before actual construction begins.

By the end of the DD phase, exterior is completely designed, interior layouts are complete, space dimensions are finalized, and material selection is accomplished.

Here's a summary of the key differences between the DD and CD phases:

In the CD phase, architects consider the technical requirements of how a project will be constructed and the appropriate documentation to communicate that intent to the builder.

The CD phase is where interdisciplinary clashes between various disciplines need to be identified and resolved, and updated drawings extracted from 3D models are sent to the client for final approval.