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We have a strong 3 step process to ensure your project moves through our 8 phases in a timely manner and allows for great service even with scale. 

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Step I: Design it: Pre-Development Through Preliminary Site Plan Approval

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• Phase I - Pre-Design - Prior to Phase I, we work with you to determine the scope of the project and initial estimates. Once those are in place and a preliminary contract has been signed, we set up a site visit and perform general code review on your land. 

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• Phase 2 - Schematic Design - During this Phase, we will create your schematic design and layout, and provide experienced consulting and value engineering to ensure that these plans are best suited for your project. We typically provide four elevations of the proposed project, proposed floor plan, and two exterior perspective renderings to be formatted for printing to be used for public input, City approval, and financing. We also revise the budget and timeline projections based on your needs. In addition, we identify and contract any additional architecture and engineering teams necessary to augment our internal talent. 

 

Step II: Draw It: Design Development through Construction Documentation

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• Phase 3 - Design Development - Once you sign off on the initial Step 1 documents, the project is passed to Step 2. During the design development, we provide value engineering for design and construction concepts. You'll continue to meet with the architectural team (architect of record and/or interior design architect)/design team to refine design for scaled sketches and site elevations. We will also provide ongoing quotes for further development of project, including architect of record, electrical, mechanical and structural engineering. 

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• Phase 4 - Construction Documents - Once you've approved the design development documents, we'll create architectural overlays and assemblies on all construction and container connections to meet code compliance for permit submission. Construction Documents are based on approved Design Development drawings providing detailed requirements for construction and will be prepared according to prevailing construction codes. At the completion of the construction document phase you will have the following drawings: cover sheet, overall site plan and detailed site plan, existing condition floor plan / selective demolition, foundation plan and details, framing plans and details, floor and roof plan, exterior elevations, window, door and room finish schedules, building section and wall details, mechanical plans, electrical power and lighting plans and panel and riser diagram.

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• Phase 5 - Shop Drawings and Bids - Once permitting is completed, the documents will be finalized and shop drawings created. We will also develop a standard bid sheet for the General Contractor to collect a minimum of 3 competitive and qualified bidders, and help manage the bidding process to create a final budget for your approval. 

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Step III: Build It: Site Visits & Construction Administration

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• Phase 6 - Fabrication - Once the permit has been approved for the build and the full project financing has been secured, the project moves to fabrication. This is the point where the largest project payment will come into play. It is also the start of site improvements, utilities and foundations by the general contractor. During this phase, we create and coordinate the container cut sheets (shop drawings) and work with your General Contractor to procure, modify, reinforce, and deliver the containers (if utilizing containers for your project).

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• Phase 7 - Construction Administration - We provide consulting to all trades, support permit inspections and on-site design-build issues through issuance of Certificate of Occupancy.

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• Phase 8 - Post Construction - TSI is happy to continue serving as a resource to you and will help with warranty inspections and other post construction needs. 

 

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