Design Build Process 2019-01-30T17:33:10+00:00


The core concept of Design Build is to create a team with the owner, architect and contractor that will establish the schedule, scope and budget at the start of the project and continuously monitor the progress of the project against these established goals.


Initial Meeting

The purpose of the initial meeting is for the owner to establish the needs of the project: the concept, scope, quality, budget, and schedule.

Design Build Proposal

Based on information established in the initial meeting, Parkway creates a formal proposal, which is presented to the owner for review and approval. This proposal includes the schedule, scope and budget baselines for the project, and it establishes parameters for how these baselines can be modified with approval from all three parties, the owner, architect and contractor.


Programming is written documentation that identifies attributes of the project for design purposes. This may require several meetings and surveys from users, along with surveying existing buildings.

Site Investigation

Site investigation is the process of determining the limits of a site in regards to actual boundaries, topography, existing features, setbacks, easements, access, utilities, and allowable space for the proposed project. It is highly recommended to combine a site investigation report with a survey, soils report and environmental report.


Image Design

Image Design is the creation of the image that will represent a concept. This is developed through a series of several meetings to discuss and reflect upon what the concept will be and the feelings the space is intended to generate. In these meetings, the team identifies adjectives that define the desired spirit of the concept and then develops image boards for review.

Master Planning

Master Planning is the design of an overall development, such as a country club, shopping center, office park or mixed use development. The process calls for several meetings to define the intent and direction of the design, and then the team produces different options of site plan layouts and possible phases with estimated costs and schedules based on past experience with other projects that have similar scope.

Schematic Design

Schematic Design is the process of preparing drawings to show the relationship of spaces and the general design of the building based on the program, budget, image design, master plan and site investigation information. This phase is a discovery process of reviewing different design options that meet the requirements of the program. The goal of this phase is to determine the design that best meets the requirements and vision of the client.


Design Development

The Design Development phase refines the schematic design by adding systems, details, materials and colors.  The team reviews the building component lifecycle cost with input from subcontractors and vendors so that the client can make informed decisions about which components to use.

Contract Documents

Contract Documents are the instructions for building the project, the full set of construction plans and specifications, along with other relevant documents. These are reviewed and approved by the owner and used for permitting, pricing and construction.


Final Pricing

Final pricing is determined by bids from qualified subcontractors. The team clarifies these bids and selects subcontractors to present to the client for review and approval. A construction contract is prepared based on this price and the latest schedule.


Construction begins after the municipality grants a permit and the client signs the final pricing agreement. The Project Manager will be the leader of project and the Project Architect will be involved with all design decisions and will be available to the owner to provide advice about the project.

Post-Construction Review

Parkway reviews each project after completion to ensure customer satisfaction.


A one year walkthrough will be completed at the one year anniversary of the completion of the project, to verify that all warranty items are complete and that there are no outstanding issues with the building. It also provides an opportunity to evaluate materials and systems to determine if they are on course with the life cycle expectations.

Design Build Services

Cost Estimates

Parkway’s estimating department reviews construction costs every day as it bids on projects nationwide. This establishes a knowledge base of labor and material costs, which is applied to Design Build projects for realistic pricing estimates.

3D Modeling/BIM

Parkway uses AUTODESK REVIT Building Information Modeling (BIM) software to provide 3D models of a project, which provides perspectives at any vantage point and the ability to take virtual tours. This enables a thorough understanding of the project and its design elements.

  • Programming
  • Image Design
  • Master Planning
  • Weekly Team Meetings
  • Phasing Plans
  • Site Investigation
  • Lease/Purchase Agreement Reviews
  • Site Inspections
  • Preliminary Pricing
  • Project Scheduling
  • Schematic Design
  • Entitlement Process
  • Design Development
  • Interior Design
  • Constructability Reviews
  • Plan Reviews
  • Construction Documents
  • Permitting
  • 20,000 Subcontractors Nationwide
  • Subcontractor Pre-Qualification
  • Open Book Subcontractor Bidding
  • Bid Process Management & Evaluation
  • Final Pricing
  • National Purchasing
  • Construction Management
  • Logistics Planning
  • Contracting
  • Weekly Site Reports
  • Change Order Management
  • Manage Owner Provided Items
  • Draw Process
  • Quality Control
  • Project Closeout
  • Warranty
  • Facilities Maintenance