Design Development : Design & Reconcile

TS+P Engaged:

During this phase of the design process decisions made earlier start to yield a definitive direction and form – the true design intent comes into focus. The BIM model becomes more robust, encompassing much of the project’s ultimate compositional make-up. Walls, partitions, finishes and colors begin to emerge in our three-dimensional model, along with placeholders for the building systems. 

Unlike the "old way" that architecture and design were conducted – an often opaque and abstract exercise geared exclusively to design professionals – our process allows all the stakeholders in the project to get a clear picture of the design intent relatively early in the process. As such, more time is available to explore different design iterations and more definitive decisions can be made. 

We end this phase with the third and most detailed cost estimate, a reconciliation of design decisions and intent that assures our clients that the project’s costs are in line with expectations.

Sustainable Design:

Within the context of our overall design process it is our goal to have all the major design decisions completed by the end of the Design Development Phase. We maintain that the Construction Documentation Phase is just that – a documentation phase – where the project is augmented with additional detail and information.  In the same manner, it is crucial that the project’s sustainability initiatives are affirmed and finalized upon the completion of Design Development. Our team is committed to challenging the veracity of each aspect of the sustainability initiative, thereby reducing the potential for unwanted surprises as the project moves further towards completion.

Visualize with BIM:

Upon completion of this phase the design team is equipped with an accurate and comprehensive virtual model of the project.

Key Steps:

• Plan and RCP backgrounds
• Code summary and permit requirements
• Specify finishes and complete schedule
• Specify furniture and complete schedule
• Lighting design
• Finish plan
• Building sections
• Key wall sections
• Paint materials
• Building systems coordination
• Compile Design Development set
• Cost estimate (#3)
• Issue final backgrounds to consultants
• Submit LEED Credit documentation
• Track credit approval status with USGBC