1. Programming

The programming phase is where we define the core objectives and requirements of the project. During this stage, we assess the project’s feasibility and identify its potential impact on the surrounding environment and community. We work closely with stakeholders, gathering input to ensure their concerns and opportunities for collaboration are addressed. This phase also includes the development of a clear project concept and vision, refining goals and requirements that will guide the design and implementation process. We also explore new ideas and innovations that may enhance the value of the project, ensuring that it aligns with the broader vision and meets the needs of all involved.

2. Planning

The planning phase focuses on how to effectively execute the project. This involves conducting a detailed feasibility study to assess the technical, economic, legal, and operational viability of the project. We analyze market demand, competition, and potential risks to ensure the project is worth pursuing. Once feasibility is confirmed, we move forward with securing funding and identifying potential sources such as grants, loans, or investors. A comprehensive project proposal is then prepared, including a detailed budget, timeline, and management plan. This phase ensures that all logistical aspects are in place, creating a solid foundation for successful project execution.

3. Preliminary Design

We develop a design concept that meets the project goals and objectives. To achieve this, the team explores various design options and presents them to the client for feedback and approval.  This information is used to establish a clear scope of work and set expectations for the rest of the project. We gather information and develop a plan that outlines the basic parameters of the project, including site analysis, user requirements, zoning requirements, project cost estimates, and preliminary schedule. The scope, goals, and priorities of the project are also defined during this phase to ensure that everyone involved in the project understands the project’s objectives and constraints. Obtaining records from the property owner and local city/municipal authority, such as building permits, site plans, zoning information, property records, and utility/infrastructure information, helps us understand regulatory requirements and site constraints.

4. Schematic Design

Once a design concept is selected, we develop preliminary drawings, which include floor plans, elevations, and site plans, to convey the design intent. Additionally, the team provides a budget estimate and terms and conditions that outline the project scope, cost, and schedule. This involves developing a high-level concept for the building that takes into account the client’s needs and goals, as well as any site and regulatory constraints. The output of this phase is typically a set of drawings and diagrams that illustrate the design concept.

5. Design Development

We synthesize the program requirements to create well-defined design drawings. All significant areas of the design are carefully considered and involve refining the design concept into a detailed and coordinated set of plans, elevations, and sections. This phase may also involve developing specifications for materials and systems to be used in the building. At this stage, a preliminary cost estimate and schedule is typically provided. The plans, specifications, calculation booklets, and reports that are developed during this stage form the basis of the construction contract. LEED certification and value engineering can be provided to add additional value to the project.

6. Construction Documentation

This phase involves creating comprehensive drawings, specifications, and other documentation, along with a final project budget and schedule, that will guide and be used by contractors and subcontractors to build the project. This phase typically involves extensive coordination among the design team to ensure that all aspects of the building are well-coordinated and integrated. This marks the beginning of the permitting process with the city planning department. To obtain an approved permit set, we carefully address the city’s plan check comments, and deliver the drawings in three stages (30-60-90 issued for construction (IFC) design process). Once this is completed, we proceed to the more detailed 100% Construction Documents/ Design Drawings (CDs/DDs) necessary for construction bidding and permitting. These drawings include specific design details, shop drawings, and specifications outlining the materials, equipment, systems, installation methods, standards, and expected workmanship quality.

7. Bidding & Negotiation

The project is put out to bid, by issuing bid packages to potential contractors, and we evaluate bids to select a contractor to perform the work based on their bid proposal. Our procurement process for construction services involves a Design-Bid-Build fixed-price competitive bid. We typically solicit bids from at least three prequalified General Construction Contractors (GCs)/bidders. After selecting a contractor and negotiating the contract terms, a construction contract is drawn up between the contractor and owner. To ensure the integration of different products and construction methods are optimized, we consult with the supplier who sells the materials, the fabricator who crafts them, and the sub-contractor who installs them. Once the GC sources the necessary materials, construction can begin on the project.

8. Construction Administration

During this phase, the contractor performs the work according to the approved plans and specifications. We perform construction administration to provide oversight and management of the construction process, including quality control, schedule management, and budget management. This helps ensure high standards are maintained throughout the construction process, and that the project is completed on time and within budget. This entails conducting periodic site visits to observe construction for compliance with the design intent. Additionally, handling a range of important tasks, including pre-construction condition surveys, pay applications, schedules of values, change orders, cost estimates, Requests for Information (RFIs), submittals, and as-builts. As-builts, created from redlines, are used as a record of the completed project for future reference. After construction is complete, the project team conducts a final inspection to ensure that the work is done following the plans and specifications. The team also addresses any remaining issues or deficiencies and closes out the project. Note that the project team typically includes representatives from the owner, designer, and construction company.