Once you know what kind of building will help you fulfill your mission and have determined your budget, you can move on to the design and construction phase of your capital project. We've outlined the steps and provided resources to guide you through both design and construction.

DESIGN & CONSTRUCTION

A closeup of a pencil on top of a blueprint plan.

Overview

A site development plan (SDP) is required for new commercial construction and major additions, new construction of three or more residential units and some tenant-finish/remodel projects undergoing a change of occupancy. This plan will help you understand any restrictions, easements or zoning requirements that may interfere with your project. While a SDP will require a small financial investment upfront, it is typically free of charge to submit to municipalities for review and comments on whether or not you can move forward. You can work with your architect to produce your SDP.

Once you have completed a site plan, it's time to begin designing your project. There are several phases of design that an architect or project manager will lead you through. They include Conceptual Design, Schematic Design, Design Development, Construction Documents, Bidding and Contract Administration. This Overview of Design Phases will prepare you for what's ahead.

You may be selecting different architects to help with various elements of your project, like one for site planning and another for the conceptual design and schematic design work. You will also want to consider hiring other consultants who have special expertise in areas like land surveying, energy management or legal. Especially if you are not hiring an Owner’s Representative, you will likely need the support of other outside experts.

A full time Owner’s Representative should be one of the first hires you make. Hiring or contracting with someone that brings substantial construction management experience and expertise will ensure your project is completed on time and within budget. If you have a strong internal project management team or maintenance person, they can also fill in as an Owner’s Representative. However, with an outside hire, it can be easier to end their contract in case the project needs to be paused. Architects, contractors and civil engineers are good sources to find reputable owner’s representatives.

An important decision that will influence your budget is the construction contract and project delivery method you select. Project delivery refers to the relationship between the owner, the builder and the designer. Each methodology has its advantages and you must determine which method best suits the project. This Project Delivery Methods overview walks you through each delivery method type.

Depending upon the delivery method you selected for your project, you may be hiring a general contractor or a construction manager to complete your project or the designer or architect might be doing it for you. After selecting the project design team, there is nothing more important than selecting the right contractor to build your project. The bidding process may look more like a negotiation than a hard bid - be prepared to dig in and ask questions throughout the process.

Expert Tips

Frank Anello, Co-Founder & Executive Director of Project Worthmore

Project Worthmore's The Roots Community Hub for Newcomers serves as a hub for fostering community bonds, promoting cultural integration and addressing the unique needs of those rebuilding their lives. The Roots building was strategically chosen for its central location in Aurora, Colorado. Through careful design and collaborative efforts, Project Worthmore is developing a space that reflects the rich tapestry of traditions, languages and customs that newcomers and refugees bring to the community. Cultural spaces, communal areas and art installations will serve as conduits for individuals to share their unique stories, fostering understanding and appreciation among residents.

When determining who will lead your project’s design work, be sure to consider the qualifications and experience of each member of the design team – not just the lead. An architect, general contractor, or construction manager’s proposal should include a team of architects, engineers and design consultants chosen specifically for your project. It is essential that you have a board member or other knowledgeable person to advise and oversee the selection process.
There are several different delivery methods for construction. You will choose one based on the size and complexity of your project. Don't worry about creating your own contract documents. The American Institute of Architects provides access to industry standard documents. Once your contract documents are complete, work with an attorney to review them for accuracy.
You should work in partnership with your project team to establish project controls. Ask them to provide regular updates on how the project is progressing. This will help you identify shortfalls or schedule changes early to avoid costly overruns.
The review period may take anywhere from four weeks to several months or more and is entirely dependent upon the workload of the local building department.
By completing small sections at a time, you may be able to raise the amount of money you need to start the project sooner. While this will make your timeline longer and project costlier, you have the advantage of building community excitement and support around its progress.