INTEGRATED DESIGN PROCESS - steps discovery investigation research design permitting construction

Oct 28, 2026

Integrated design process overview from initial client engagement through discovery, investigation, and research, then design, and finally permitting and construction. It details building programming, site investigation, and zoning & development analysis, followed by concept, schematic design, design development, and construction documents. It also explains integrated team coordination with a general contractor, budget estimate evolution, compliance with codes, and how permits, bidding/negotiation, and construction administration support successful delivery.

LanguageEnglish

CategoryResearch & Report

FormatPDF

Pages2

Reading Time5 min

AccessFree to download

Integrated Design Process

Step 1: Discovery, Investigation, & Research

Step 2: Design

Conceptual Design

Schematic Design

Design Development

Construction Documents

Step 3: Permitting & Construction

| | building programming | | --- | --- | | | | | | site investigation | | | | | | zoning & development analysis | discuss & approve program review & comment review & comment REFINE EXECUTE | | massing studies | | --- | --- | | | | | | diagrammatic floor plans | | | | | | architectural character | | | building section & details | | --- | --- | | | | | | prelim. interior design drawings | | | | | | [prelim. engineering](prelim. engineering) drawings | | | | | | prelim. materials & products | Design Team Client Budget INTEGRATED DESIGN PROCESS When you first come to us, we start the project by learning more about your vision and objectives, visiting the site, and discussing the details of the design process with you, including the proposal, fee estimate, and schedule. If we decide to work together, we begin our integrated design process. This process has three main steps: 1) discovery, investigation, and research; 2) design; and 3) permitting & construction. Step 1: Discovery, Investigation, & Research In this foundational stage, we work to understand the goals of the buildings and the opportunities and constraints around them. • Building Programming Based on discussions with you, we create a building-specific program based on your design objectives, desired uses, and the buildings’ required spaces. • Site Investigation To better understand the context of the buildings, we analyze views, sun orientation, topography, and drainage, among other issues. • Zoning & Development Analysis To understand the legal requirements and limitations of the site, we research local codes and zoning ordinances, such as building height, allowable square footage, and site setbacks. Step 2: Design The design process has four steps, each with increasingly more detail. This process takes us from the ideas phase to detailed documents that help guide construction. i. Conceptual Design In this design phase, we get the main qualities of the project down on paper. We create drawings showing the following: • Site planning: the relationship of the buildings to the site • Massing studies: general shape, size, and scale of the buildings • Architectural character: drawings showing the outside of the buildings • Conceptual floor plans: size and location of uses inside the buildings We also draft a schedule and work with a contractor who prepares the budget estimate. Since the project schedule is a product of the schedulesand availability of the various players involved, permitting processes, and other factors, we regularly update it from here on throughout the process. At this point, the goal of the “order of magnitude” budget estimate is to better understand the feasibility of construction. ii. Schematic Design The goal of schematic design is to create a refined concept and further explore its feasibility. We create a more detailed site plan, refine the architectural character of the building, and design more specific floorplans showing all spaces and their dimensions, circulation, and other issues. At this point, we assemble an integrated design team, including a general contractor. To explore feasibility, we engage with the general contractor to provide feedback on scope and program, site constraints, and preliminary engineering narratives. The general contractor also prepares a preliminary budget estimate based on the schematic design. iii. Design Development The goal of design development is to evolve schematic design with additional detail that represents the intent of design and construction. This includes figuring out systems within the building, how the structure of the building will be built, materials to be used, and details on the appearance of the buildings. We determine if changes to engineering or design are necessary to respond to site issues such as environmental impact, drainage, or market demand issues. The general contractor gets a better sense of t

FAQs

What are the three main steps of the integrated design process?

The process has three main steps: discovery, investigation, and research; design; and permitting & construction.

What is covered in Step 1 (discovery, investigation, and research)?

Step 1 includes building programming, site investigation, and zoning & development analysis to understand goals, context, and legal requirements.

What happens during Step 3 (permitting & construction)?

Step 3 covers facilitating permits through governing agencies, handling negotiation and bidding if required, and providing construction administration during building.

Oct 28, 2026

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