We recommend choosing a design-build approach to your project, this means selecting the people you want to work with that understand what you want. The most efficient design-builder has design and construction professionals working directly for the same at-risk entity. This is one of the oldest forms of construction since developing from the "Master Builder" approach.
Design-build focuses on combining the design, permit, and construction schedules in order to streamline the traditional design-bid-build environment. This does not shorten the time it takes to complete the individual tasks of creating construction documents (working drawings and specifications), acquiring building and other permits, or actually constructing the building. Instead, a design-build firm will strive to bring together design and construction professionals in a collaborative environment to complete these tasks in an overlapping like fashion i.e. construction has begun while the building is still being designed.
Typically the hallmark of a Design/Build project is that one organization is responsible for both design and construction of the project. If this organization is a contractor, the process is known as "Contractor-led Design-Build". If the organization is a design firm, the process is known as "Design-led Design-Build". In either case, the organization employed by the owner rarely handles both aspects of design and construction in-house. In fact, the organization often subcontracts with on-site personnel (if design-led) as well as architects and engineers (if contractor-led).
Key Milestones
Schematic Design (Program Development)
The first step is to gather the information necessary prior to actually designing your project. During this time a detailed “program” which defines your needs and objectives is outlined. Function, character and image are determined to best realize your vision. During this stage the scope, team, budget and schedule are established.
Design Development
Brainstorming and exploration define this portion of the design process. It begins with the preparation of concept sketches, drawings or models to evaluate ideas and set the direction for the design. During this time the general layout, form and overall appearance of the project are chosen. Once the character of the project is refined, feature elements that describe some of the important details are created. At the end of this phase 70 to 80 percent of the design work will be complete.
Contract Documentation
Documentation is the phase where the design is translated into a complete working plan. Specifications are prepared which define in detail all of the aspects of the project. Although this phase is primarily intended for working out the technical aspects of the project, some final design work also takes place.
Implementation
In this phase the progress of the work, budget and schedule are monitored. Questions, submittals, changes required, and funding requests are handled. Final selections are also made here. Upon completion of this phase the project is checked to ensure that it is complete and ready for your use.