Design Development
The period following schematic design whereby all design team consultants work together to further refine the project details. In this phase, the design team begins to select systems and materials and looks carefully at the coordination of all the components. The team will start to develop construction details and produce more refined graphical representations of the project.
Typical items produced during this phase are detailed plans, sections, and elevations; schedules; and MEP specs. The architect may produce material boards showing various finishes, materials and colors that will be utilized in the development. The structural engineers, among other things, get specific with laying out and sizing structural components. The MEP engineers go into more details with equipment sizing and layouts. Many other design consultants are also contributing and working together with the architect and the owner in preparation of moving to into the Construction Documents phase.
Putting ‘Design Development’ in Context
Sunrise Capital, a real estate investment firm specializing in value-add redevelopment projects, recently acquired the Gulf Breeze Plaza, a 58,000-square-foot neighborhood shopping center located in Sarasota, Florida. Although the property is well-located near growing residential communities, it has suffered from outdated designs and aging infrastructure, which has led to lower-than-market rental rates and vacancy. Recognizing an opportunity to reposition the center and increase its value, Sunrise Capital began planning a strategic redevelopment.
After completing the initial due diligence and schematic design, Sunrise Capital and their design team moved into the Design Development phase. During this phase, the team focused on further refining the project’s details, including making decisions on materials, system upgrades, and tenant space improvements to modernize the center and attract higher-quality tenants.
The architectural firm worked closely with Sunrise Capital and other consultants to make key decisions on design elements. They proposed a significant update to the façade, incorporating modern glass storefronts and a sleek metal paneling system, along with a complete renovation of the parking lot and landscaping. The structural engineers assessed the current building and reinforced key areas to support future anchor tenants.
A major focus during Design Development was selecting new systems to replace the outdated ones. The MEP engineers worked to size and specify new HVAC systems capable of supporting multiple tenants with varying needs. In addition, electrical upgrades were designed to accommodate newer retail technologies, while plumbing improvements were mapped out to support a future restaurant tenant. These detailed plans helped ensure the center’s infrastructure could support a broader mix of tenants, improving its appeal and functionality.
The design team also prepared material boards for Sunrise Capital to review, showcasing various finishes, colors, and textures that would be used throughout the renovation. These included eco-friendly materials like sustainable wood for exterior cladding, energy-efficient roofing, and modern signage that would refresh the property’s curb appeal. Gulf Breeze Plaza’s appearance would be further enhanced by new outdoor seating areas and pedestrian-friendly walkways, encouraging longer visits and increased foot traffic.
As part of this phase, the architects produced refined graphical representations of the project, including detailed plans, sections, and elevations of the shopping center’s new look. The MEP engineers finalized equipment layouts, and the construction team began coordinating logistics for the build-out. With the completion of the Design Development phase, Sunrise Capital now had a clear and coordinated plan to transition into the Construction Documents phase and prepare the project for physical construction.
In this hypothetical example, the Design Development phase was critical for refining the project’s vision and coordinating all technical and aesthetic aspects before construction. For Sunrise Capital, ensuring that the architectural and MEP details aligned with the center’s tenant strategy was essential for transforming Gulf Breeze Plaza into a modern, vibrant retail destination in Sarasota.
Frequently Asked Questions about the Design Development Phase
What happens during the Design Development phase?
During Design Development, the design team refines project details, selects systems and materials, and coordinates the architectural, structural, and MEP elements. This phase bridges conceptual ideas with the technical planning needed for construction.
What are typical deliverables in the Design Development phase?
Typical deliverables include detailed floor plans, sections, elevations, schedules, MEP specifications, equipment layouts, and material boards showing finishes, colors, and textures.
Who is involved in the Design Development process?
The process involves the architect, structural engineers, MEP engineers, other design consultants, and the property owner. They collaborate to refine the vision and coordinate systems to ensure constructability and design intent.
How does Design Development differ from Schematic Design?
Schematic Design focuses on the overall layout and concept. Design Development takes those ideas and adds technical depth—detailing systems, materials, and structural/mechanical coordination to prepare for Construction Documents.
Why is Design Development important for project success?
It ensures that all design components are fully coordinated, reducing risks of conflicts during construction. This phase also helps align design intent with budget, code compliance, and functional needs.
Can project changes still be made during Design Development?
Yes. Design Development is a flexible phase where owners and design teams can evaluate alternatives and make critical decisions before locking in final details during the Construction Documents phase.
Click here to get this CRE Glossary in an eBook (PDF) format.