DESIGN DELIVERY METHODS
The design and construction of a residential or commercial space in New York City can feel daunting. Where do you begin?
This blog aims to demystify the design, filing, and construction process and provide clarity on how a project typically moves from concept to completion. While we work in multiple jurisdictions, this discussion will focus primarily on projects within New York City.
One of the first things to understand is that there are multiple ways to approach the design and construction of a project. Within the industry, these approaches are referred to as design delivery methods. Each method differs in terms of who is responsible for the design, construction, and construction management, and at what point each party becomes involved.
OVERVIEW OF DESIGN DELIVERY METHODS
The most traditional and widely used method is Design-Bid-Build. This is a linear process in which the design is completed first and then issued to multiple contractors to bid, or price, the construction work. Once a contractor is selected, construction begins.
In some cases, the designer and contractor operate under the same umbrella. In this scenario, a single entity manages both the design and construction, eliminating the need for a competitive bidding process. This approach is known as Design-Build.
When a dedicated construction manager is added to the team, additional project delivery methods become available, offering alternative ways to manage cost, schedule, and risk.
Each delivery method comes with its own advantages and disadvantages, impacting project cost, quality, schedule, and risk allocation. Design-Bid-Build aims to secure a competitive construction price through bidding, while Design-Build often provides greater cost certainty by involving the contractor early in the design process. Although Design-Build may not always yield the lowest initial price, it can reduce the risk of cost overruns by incorporating construction methods and value-engineering strategies from the outset.
Design-Bid-Build
The most common project delivery method remains Design-Bid-Build. Under this approach, WAKE typically follows the seven design phases outlined below:
- Predesign
- Mobilization
- Schematic Design
- Design Development
- Construction Documents
- Bidding and Negotiation
- Construction Observation
The duration of each phase varies depending on project scope and complexity. However, a typical rule-of-thumb breakdown of time and fees is as follows:
- Predesign: Determined on a project-by-project basis
- Mobilization: 5%
- Schematic Design: 10%
- Design Development: 25%
- Construction Documents: 40%
- Bidding and Negotiation: 5%
- Construction Observation: 15%
Each phase includes specific design, technical, and regulatory milestones that help ensure the project progresses smoothly.
PHASE BREAKDOWN
- Predesign
- Zoning analysis and preliminary code study
- Verification of the client’s design objectives, budget, and schedule
- Initial feasibility assessment
- Mobilization
- Obtain topographical and geographical site information (typically provided by the client)
- Solicit proposals from required design consultants
- Arrange project kick-off meeting(s)
- Establish communication protocols between the client and design team
- Schematic Design
- Review applicable laws, codes, and regulations
- Identify required regulatory and building approvals
- Develop initial design concepts that address client goals, budget, and regulatory constraints
- Identify and onboard additional consultants, as needed
- Conduct client meetings to review and refine design concepts
(Multiple iterations are common during this phase until alignment is achieved.)
- Design Development
(Permits are typically obtained during or shortly after this phase)
- Continue development of the design
- Coordinate closely with consultants and disciplines
- Produce permit drawings for regulatory filing
- File for required building and regulatory approvals
- Begin material and finish selections
- Hold client meetings per contractual milestones
- Perform budget checks to confirm alignment with project goals
- Construction Documents
- Finalize materials and finish selections
- Resubmit filings if additional approvals are required
- Complete detailed construction drawings
- Continue coordination with consultants to ensure fully integrated documents
- Conduct client meetings per contract
- Assist the owner with bidding and procurement documentation
- Compile project management documentation
- Bidding and Negotiation
- Assist in developing a list of qualified bidders
- Organize and conduct pre-bid site walkthroughs
- Participate in bidder interviews and evaluations
- Issue bid addenda, as required
- Organize bid openings and perform bid leveling
- Assist with contractor negotiations
- Conduct value engineering, if necessary
- Construction Observation
- Arrange, attend, and document periodic site meetings
- Respond to client inquiries
- Issue supplemental instructions and clarifications
- Review and approve or reject shop drawings
- Review product data and material samples for compliance with design intent
- Prepare sketches or revised details to support field changes
FINAL THOUGHTS
The reality is that construction projects are inherently unpredictable. Numerous variables can impact the design and construction process, particularly in a complex regulatory environment like New York City. We frequently hear from clients who attempted to navigate the process independently and later recommend engaging a design professional from the outset.
While no process is without challenges, having an experienced design team significantly increases the likelihood that your project will be realized efficiently, compliantly, and successfully. At WAKE, our goal is to leverage our years of experience to guide you through each phase of the process and help transform your vision into reality.