Design Development Process

Project Inception / Concept Design

We assist clients with review of their project requirements and with the assistance of the design team evaluate feasibility and possible alternatives to suit the client’s needs.  Alternatives include project delivery model best suited to the project, bubble diagrams, circulation studies, and block plans.  All are  used to convey an interpretation of the client’s needs. There are more questions than answers at this stage.  This review process produces a class ‘D’ Budget and corresponding schedule. 

Schematic Design

Based on the approval of the concept design and budget; further design elaboration takes place.  A series of meetings continues, lead by TRiNiTi, to facilitate and expedite the decisions required for progression of the design, budget and schedule.  This keeps the project moving forward and avoids lost time due to lack of timely decision making.  The Project Management Institute (PMI) recognizes three of the greatest impacts to project success being: lack of committed resources, lack of timely decision making, owner initiated changes

TRiNiTi’s culture includes partnering.  As a team we will agree to a process that ensures the above noted impacts are greatly reduced or eliminated to avoid related costly project delays.

Detailed Design

Once Schematric Design approval is in hand, TRiNiTi leads the project team in preparing detailed desgin documents that, once approved, can be used for preparing Class ‘B’ budgets and schedules along with documentation required for the tendering of trade contractors and vendors necessary to execute the construction.  TRiNiTi will assist in ensuring the level of detail on the detailed design documents is sufficient to obtain credible and accurate pricing.  Inadequate  / incomplete design documentation, used to tender a project can spell disaster for project execution.  It creates risk for quality work, scheudle and cost. 

Tender Documents

Based on approval to proceed, from review of detailed design, tender documents are produced,  correlating the detailed design into scopes of work required for trade pricing and subcontracts.  A rubust set of tender documents ensures trade accuracy in pricing and limits risk of added costs associated with weak or incomplete documentation. 

Tender Award/Subcontracts

This may occur once or several times depending on the delivery model being used.

Tender and award of contracts is a final stage of pre-construction as we ensure that the contract award captures all the information necessary for each trade contractor to execute the work successfully.  Tenders results  are shared with the project team, evaluated by TRiNiTi and recomendations made for award of contracts.  The preparation of the trade contracts is then completed to initiate execution of the work.  Our culture of Best Practice methodology supports the use of the CCDC2 contract for Subcontracted scopes of work.  CCDC is known and accepted as an industry standard form of contract making it easier to execute and govern.