Pacific Improvement’s Design-Build Process

What is Design / Build?

Design-build is a construction project delivery system in contrast to “design-bid-build,” in which the design and construction aspects are contracted for with a single entity known as the design-builder or design-build contractor.  Pacific Improvements is a general contractor that has been successfully using the design build process for all types of client projects, from room additions and kitchen remodels to second story additions, decks and patios.  The design-build system helps to minimize the project risk for a homeowner and to reduce the delivery schedule by overlapping the design phase and construction phase of a project.

Why is Design / Build Preferred Over Traditional Construction Management

With traditional construction project management and implementation, the homeowner would hire an Architect/Designer under a design contract. The Architect/Designer design is then provided to General Contractors under a separate contract, which is typically low-bid. This process creates two separate trails of accountability and makes the homeowner, rather than the designer, responsible to the General Contractor for ensuring appropriate specification and design.

With design-build, the Design-Builder takes responsibility and single-source accountability for meeting all design specifications, as well as project construction, including delivery timeframes and budgets.

With Design / Build, Pacific Improvements will:

1.  Provide realistic and accurate budget pricing at the start of the process

2.  The cost of all changes and options are understood and clearly communicated to the homeowner during the design phase rather than during construction

3.  One coordinated team works to produce a final product to the homeowner’s satisfaction

4.  Provide reduced design fees

5.  The Design will not exceed the resources available to build

The Design / Build process also eliminates the need for homeowners to locate, interview and receive proposals from a variety of professionals and sort out all the different bids and capabilities.

Here is a summary of the Pacific Improvements Design / Build Process:

Initial Meeting – Concept and Budget Development Phase

In this meeting we discuss the scope and budget for the project. We listen carefully to your ideas and produce a list of needs, wants understand your vision for the project. We survey and evaluate the interior and exterior areas of your home and take measurements as required. We evaluate the neighboring homes and general architecture of the surrounding area, and review your financial budget for the project. We then formulate a design concept that is tailored to your specific needs and situation.

Design Proposal Phase

After our initial meeting, we will produce a design concept for your project that approximates the reconfiguration and addition of the desired spaces. This design concept takes into account the constraints of your site and existing conditions of your home. The design concept introduces potential directions for the project as it was conceived during phase one. It is a starting point, and can be changed or fine-tuned as necessary. We will then start sharpening design details based on your feedback. Once the design concept is approved, we will provide an estimate of the project cost. We work together to understand the estimated costs against the project budget so that you get maximum value. We will then enter into a Design Contract to provide design services that allow us to create a set of Construction Drawings.

Design Development Phase

During this phase, we refine the design concept into a formal plan by finalizing space allocation and layout and providing accurate dimensions. We then begin to provide elevation and facade options so that you are able to understand what your home will look like from the exterior. We will discuss your preferences in terms of style as well as how the design fits into the context of your particular project. It’s very important at this phase to consider the aesthetics of and architecture of the neighborhood, the style of surrounding homes and existing site conditions that often determine the location and style of windows and doors. We will also begin to finalize the location and dimension of any cabinetry or built-in millwork and fixtures such as showers, tubs, toilets and sinks. At the end of the Design Development Phase you will be presented with floor plans and elevations that you have actively helped to develop, for your approval. Once approved, we will move onto the Construction Documentation Phase.

Construction Documentation Phase

During this phase, we create the documents that are required to obtain a building permit. These documents include a site plan with set back information, floor plans (existing, demolition, renovated/new space) with dimensions, building and wall sections and exterior elevations. We will design any built-in custom millwork, cabinetry, stairs or other specialty items included in the scope of work. At the end of this phase, we will present you with set of Construction Drawings from which your project will be built. From these drawings a final cost estimate will be completed and presented to you. It is at this time that we enter into Construction Contract and move onto the Construction Phase.

Construction Phase

Upon receipt of the Building Permit, a project schedule will be developed. Kevin Busby, owner and general contractor of Pacific Improvements will be your Project Manager and will work with you through completion of your project. Once work begins, we will have regularly scheduled on-site project meetings to review work completed last week, work occurring this week and work scheduled for next week. Any information required or decisions that need to be made will be discussed and planned in the schedule as needed. This insures that information flows timely between everyone, any changes can be addressed to mitigate impact, and that the project maintains schedule.