Design
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Design
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What is the Design Phase?
The Design phase includes schematic design (SD), design development (DD), and the creation of construction documents (CDs). The phases range from high-level concepts in schematic design through refinement of details during design development, and providing all information required for bidding and building in construction documents.
Depending on how the project is implemented, these phases can overlap. For example, if your project is design-build, certain aspects of the building (such as building infrastructure) may be finalized before others (such as interior details).
During the design phase, the design intent should illustrate the relationships between project components (adjacencies, forms, size, and overall appearance). Floor plans, sections, ceiling plans, power/communication plans, finish plans, elevations, construction details and written specifications are refined for the project. Coordination with mechanical, electrical, plumbing, fire protection, and other building systems are completed during this phase.
Some question you should ask during this phase are:
- What project components require outside expertise such as lighting design, landscape design, wayfinding, or acoustical design?
- How can the site topography be maximized to capture the best views, building access, and landscape features?
Many design decisions of varying level of detail need to be made at this stage. Activities occurring during design that are also led by the healthcare organization include: selecting a construction manager/general contractor for estimating, if not already engaged during predesign, determining specialty consultants needed for project, initiating the permit process, and developing a purchase plan for items not included in the design and construction scope of work (often furniture and equipment).
Design Activities
Activities developed during this phase that are led by the design team include: refining the space function/flow analysis, confirming the conceptual diagramming developed during pre-design, and architectural design process (schematic design, design development, furniture fixtures, equipment, technology planning, and construction documents).
Evidence-Based Design
The evidence to support design concepts gathered during the pre-design phase can be supplemented with additional detailed evidence to answer specific issues or questions that come up during design. Review and interpret any additional evidence for its quality and applicability to your project.
As design details are developed, you can create preliminary hypotheses linking the design innovations with potential outcomes—for example, the use of a defined entrance and clear signage will improve access and navigation for patients. Define outcome metrics for the set interests prioritized by your organization and collect baseline data in the existing facility (if relevant).
The EBD steps that occur in this phase include: Step Four: create and innovate EBD concepts; Step Five: develop a hypothesis; and Step Six: collect baseline performance measures. See the Evidence-Based Design Tab for detail about the EBD activities during this phase.
FAQs
Ask your design team to develop a detailed schedule outlining major milestones for completion of the different design phases and the related subtasks. Make sure your obligations for attending meetings, providing information, conducting reviews, and approving plans are included in the schedule so you can schedule your resources. Have the design team outline specific items that are not included in their contract so there are no surprises as the design phase draws to a close. These items still require coordination with the design team, so it is important to know how items “Not in Contract” (NIC) are integrated into the schedule. Familiarize yourself with some of the resources on this site to get a better sense of what happens during design.
- The traditional design-bid-build process is where the Owner contracts with separate entities for each the design and construction of a project. As the most traditional approach, it is well understood, and the design team acts to protect the Owner’s interests. The disadvantage is the ability to work directly with a construction expert on costing and constructability.
- A design-build approach uses one firm to design the project and construct it, so one benefit is a sole point of responsibility, as well as cost and time savings potential. It can be a more complex process and may be subject to a less balanced view.
- A construction manager is engaged early in the process and acts as the Owner’s representative providing schedule control, cost control, and coordination in providing or procuring planning, design, and construction services. A CM typically guarantees the price and schedule. A CM provides an extended set of resources for the Owner and can provide assistance with purchasing plans and other items not included in a traditional contract. There is potential for improved constructability, The CM assuming any level of risk will equate to an additional cost, and it is important for the partners to trust one another.
- A turn-key development project is where the project is constructed by a developer and sold or turned over to a buyer in a ready-to-use condition. There may be a certain lack of control during this process, although it is dependent upon when and how the contract is established. The advantage is that the team usually works together on a consistent basis and can provide an accelerated schedule and some cost benefits.
There are several types of permits to consider during design, and they typically occur at different point in the process. 1) Local planning and zoning codes typically regulate lot size, site layout, building height restrictions, land use, setbacks (from the street), parking, historical landmarks, landscaping, open spaces, and the ratio of building size to lot/site size. These are considered at the onset of the project, even prior to site selection. 2) Building and safety codes regulate structural and foundation matters, construction materials, fireproofing, heating, ventilation and air conditioning systems (HVAC), plumbing fixtures and installation, electrical installation, and emergency egress. These codes must be followed during the design of the building, and are typically reviewed for compliance by state officials prior to construction. 3) Health: This commission (or authority) regulates health and safety issues and may be established by local, state, and/or federal regulatory authorities.