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.

TimberTech® is a leading manufacturer and leader in the research, development and marketing of long lasting, low-maintenance high quality decking, railing and fencing solutions.  Pacific Improvements has been named as an “Elite Contractor” by TimberTech, one of the highest levels of contractor status. 

Here’s an overview of the TimberTech line of high quality decking:

Mangaris Exotic Hardwood Composite Walkway

Pacific Improvements has been using Mangaris, an exotic hardwood product, for a variety of its San Diego area deck installations.

Mangaris™ is the trademark of the top quality premium hardwood decking line, which is manufactured from all clear heart premium grade selection of Red Balau, Yellow Balau and other species. Produced from a genuine hardwood, MANGARIS™ offers the homeowner a 20 year warranty against rot and decay.

MANGARIS™ RED, commonly called Red Mangaris, is produced from a genuine Red Balau specie. It is an extremely hard, clear grade, tight and interlocked grain wood with an extremely consistent color. It is a deep red with a minor amount of fine brown ribbon stripes. It has the richness of Mahogany.

MANGARIS™ GOLD, commonly called Golden Mangaris, is produced from a genuine hardwood specie called Yellow Balau or Bangkirai. It is an extremely hard, tight, and interlocking grained wood with an extremely consistent color. It has been used in the European Market for over 100 years. The heartwood is a yellowish-brown, with varying brown and dark reddish brown.

MANGARIS™ DIAMOND, is a new decking Line, produced from a genuine hardwood that is an extremely hard, clear grade, tight grained wood with much less color variation than other hardwoods. It is a yellowish brown with beautiful grain resembling Brazilian IPE and classified A Fire Rating.

MANGARIS™ RED, MANGARIS™ GOLD and MANGARIS™ DIAMOND are ideally suited for Deck applications due to their natural properties including extremely high decay and rot resistance, extremely high durability and desirable appearance. In addition, MANGARIS™ may be stain finished to maintain its beautiful furniture look or allowed to weather naturally silver gray.

North County Coastal: La Jolla, Del Mar, Rancho Santa Fe, Solana Beach, Cardiff, Encinitas, Carlsbad, Oceanside, Vista, San Marcos

North County Inland: Mira Mesa, Miramar, Poway, Scripps Ranch, Sabre Springs, Rancho Bernardo, Escondido, Valley Center, Ramona, Julian

East County: La Mesa, El Cajon, Lemon Grove, Santee, Lakeside, Alpine, Jamul, Rancho San Diego

South County: Chula Vista, Bonita, National City, San Ysidro, Otay Mesa

San Diego Central: Clairemont, Mission Valley, Pacific Beach, Mission Hills, Hillcrest, North Park, Kensington, Normal Heights, College area

Homeowners often ask this question: “What’s the best way to get started on a home remodel or addition? Here are a few steps that we recommend:

1. First, identify the general contractor and architect you want to work with.  Many times the optimal situation is to find a general contractor and architect that have worked together in the past, and this can save you money when both are involved in the planning process from the beginning.  When architects and general contractors are not on the same page, a 3 to 4 month project can turn into 9 months to a year or even longer.

2. Do walk throughs of your property with the general contractor and architect to convey your vision and objectives of the project, and follow this step with preliminary drawings and cost estimates from the team. This normally takes several meetings to refine drawings and identify materials.

3. Approve drawings and costs

4. Submit plans to city for permits

5. After permit approval, set a start and targeted completion date

We asked one of our customers that followed this process about their experience with Pacific Improvements:

“We decided to do a combination room addition and kitchen expansion remodel in our home in the Birdrock area of La Jolla. Kevin helped us plan from the beginning and brought in an architect to do our drawings. By planning from the beginning, Kevin’s team was able to complete the job ahead of the initial schedule. We started with a fairly small kitchen remodel and ended up adding a beautiful family room addition with the large kitchen island that my wife always wanted. We were very impressed that Kevin was involved in the day to day work and always available to discuss what was going on.  We even made a few changes as the work progressed and found Pacific Improvements to be totally accommodating to our needs and desires.”

James P.S.

La Jolla (Birdrock)

We highly recommend Kevin and Pacific Improvements to our friends. They are honest, always on time and were always on schedule with what they promised. And because Kevin is always on the job as the working superintendent, we feel it was a big plus to have him, the general contractor, on the job and always accessible to us if we had any questions or comments.”

Jeff W.R.

Encinitas

How did this Carlsbad  homeowner know when it was time to refurbish his deck? Here are a few signs that the deck needed  a “makeover”

1. Peeling paint

2. Dry rot

3. Termite damage

4. Loose decking

5. Loose railings

6. Screws or nails popping out

7. Splintering wood

8. And finally – they never used their deck anymore because of these signs.