Design Development

Schematic Design (SD), Design Development (DD), and Construction Documents (CD) are the three main phases of the design process. For a complete Development Schedule, we overlay these phases onto a schedule and incorporate the Permitting Process, Construction Estimating, and Construction Start Date.

Every project has a unique process based on client needs, location, type, size, codes, budget, and design constraints. We tailor our involvement to meet the needs of the client and project. Our goal is to move the project along in this process, to manage the budget, to help achieve design goals, to create details that work (not just on paper), and to provide project coordination that offers value to the Owner, Architect, Engineer, and Consultants. This effort is how to minimize change orders and schedule impacts. With our construction background, we can provide quick ROM pricing for our clients to make informed design decisions. 

Schematic Design - 

In Schematic Design (SD), the Architect, designers, and consultants develop an outline structure in the owner’s presence. Then, conceptual plans for the project are developed that show scale, form, and relationships. This phase also requires the Architect to consider permits and jurisdictional requirements for the project. 

We help coordinate what was learned in the Due Diligence process, which helps shape the Schematic Design. This includes geological considerations, overhead/aerial utility and high voltage power, groundwater levels, significant trees, construction access/needs, existing easement agreements, and any required easements. We let designers design, and our clients provide design feedback while we focus on constructability, cost, and design constraints.

Design Development - 

After completing Schematic Design (SD), the Design Development phase takes it a step further by planning structural systems, building systems, and building materials. Critical building components are given the required dimensions, and code compliances are set and confirmed. 

We help coordinate all these major building systems to ensure the project has accounted for those requirements. This is when Mechanical, Electrical, and plumbing design coordination start to take shape. Civil requirements and structural requirements are taken into consideration. Below-grade requirements, like groundwater or shoring, get ironed out. Exterior finishes are being developed, and the construction budget needs coordination. Every stage of this process requires some level of value engineering, which needs to be closely managed. 

Construction Documents - 

The Construction Documents phase is when the design team develops the details and specifications for construction. This phase typically does not include any major design changes. Still, it can include minor ones as the design team dives into the details for constructability and coordination with other consultants' work. Project Specifications, whether short or long form versions, get finalized and become project specific. 

The bulk of the construction feedback happens here. Details can change the building design. Building Envelope details can change window heights or change the structural building requirements. Building codes constantly evolve, creating new design constraints and new challenges to resolve. This isn't a stagnant industry. It is an industry that is advancing in design in all disciplines. We touch multiple projects simultaneously and apply what we learn from one project to another. Experience is how we stay ahead of the game, and we utilize that experience every day. 

Permitting Requirements - 

Throughout the design process, we will also be focused on the entitlement process and building permits required for construction. This includes the Master Use Permit (MUP) and Building Permit. Each of these major permits has a long list of permit requirements that needs to be managed. This includes, but is not limited to SEPA's, Water Application Certificates, Water Service Applications, Alley Dedications, Historical Reports, Transportation, Street Improvement Permits, Utility Major Permits, Grading Season Extensions, Industrial Waste Discharge Permit, Rat Abatement, Salvage Assessment Report, Side Sewer Permits, and the Design Review Process. 

We are experts in all of these permit requirements. We can assist in every part of the permit process.