1. Design Development

In Design Development the schematic plans and elevations are reviewed, revised and expanded to incorporate all the details and specifications required for construction.

Project components are looked at to the smallest detail. These include interior and exterior building materials and finishes, furniture and equipment selection and layouts, cabinetry and custom fabrications, lighting and technology designs, and mechanical, electrical and plumbing systems. Issues often come to light that affect constructability or are critical to satisfying the Project Program, and may require changes to the Project Program or to the budget, or both.

By the end of Design Development the design drawings and specifications are sufficiently complete to establish and define the facility's size, function, configuration, and spaces, the operation or use of equipment, and the materials for all the principal building structures and systems. With this information the project budget and schedule and all building plans are finalized.

Definitions
Specifications : written descriptions, requirements, and standards for all building fixtures, components, finishes, and materials

2. Construction Documents

   Construction Documents are compiled from Design Development documents. They include all the architectural drawings and specifications necessary to complete the project, and are the basis of the bid documents and the construction contract.

   In this phase the total project is reviewed for compliance with all applicable state and federal codes and statutes, and for compliance with university standards. The building site conditions are verified. Quality control during the Construction Phase is defined, and associated costs estimated.

   The estimated project costs are reviewed and updated with current construction costs, and compared with the established project budget. If it is no longer feasible to complete the project within the established budget, alternative approaches and practical cost reductions are identified.

   When Construction Documents are complete the project is ready to "put out for bid". The bid process is the industry standardized method of selecting and hiring contractors and other professional services. Qualified construction companies and contractors are provided with bid documents, which they use to determine the costs and prices for their bid package. The bid submissions are reviewed and accepted based on completeness of the bid package, compliance with the terms in the bid documents, construction suitability, and the bid cost.

   After all bids are received and reviewed, it is sometimes the case that all the submitted bid costs exceed the authorized project budget. For construction to proceed, either the project budget must be increased or changes made to the scope or quality of the project.

   The Contract Document Package accompanies the award of the project contract. It includes the Construction Documents plus bid addendums and clarifications, and any other document related to accomplishing a Construction Contract.

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