Construction is where the vision for a project becomes a physical reality. At Franca Group, our construction process focuses on careful planning, disciplined execution, and close coordination with the design team to ensure the finished project reflects the design intent.
While every project is unique, construction typically progresses through four primary stages: Pre-Construction Planning, Project Mobilization, Construction, and Completion.
Pre-Design
Every project begins with a thorough understanding of the goals, opportunities, and constraints associated with your property. During the Planning stage we work closely with you to define the vision for the project and establish the framework that will guide our design process.
This phase often includes reviewing zoning requirements, evaluating site conditions, and documenting existing structures when applicable. Early discussions about scope, priorities, and budget expectations help ensure that the design work proceeds with clarity and purpose.
Typical Activities
- Initial client meetings to discuss project goals and priorities.
- Evaluation of zoning regulations and local requirements.
- Review of property surveys and site characteristics.
- Documentation of existing structures or conditions when applicable.
- Preliminary discussion of project scope and budget considerations.
Outcome
A clearly defined project framework that guides the design process.
2. Design
Schematic Design
Schematic Design is where your project begins to take shape. During this phase we explore the overall architectural concept and establish the fundamental organization of the building.
Floor plans, site layouts, and exterior design concepts are developed so we can review how the building will function, how it relates to the property, and how the spaces are organized. The focus is on establishing the overall direction and character of the project before moving into more detailed development.
Typical Deliverables
- Preliminary floor plans and spatial layouts.
- Initial site plan and building placement.
- Exterior design concepts and massing studies.
- Conceptual diagrams illustrating spatial relationships.
Key Client Decisions
- Overall layout and organization of spaces.
- General architectural direction and scale.
- Confirmation to proceed into detailed design.
Design Development
Once the overall concept is established, the design is refined and expanded in greater detail. Architectural elements, building systems, and materials begin to be defined and coordinated with engineering consultants.
This phase transforms the conceptual design into a fully developed architectural solution, allowing key design decisions to be finalized before construction documentation begins.
Typical Deliverables
- Refined floor plans, elevations, and building sections.
- Preliminary material selections and architectural elements.
- Coordination with structural and engineering consultants.
- Updated drawings that reflect the developed design.
Key Client Decisions
- Major material selections.
- Architectural features and design elements.
- Confirmation of the finalized design direction.
Construction Documents
During this phase the design is translated into a comprehensive set of drawings and specifications used for permitting and construction.
The construction document set defines the project in sufficient detail so that contractors can accurately price and build the work. Coordination between architectural and engineering systems is finalized to ensure the project can be constructed efficiently.
Typical Deliverables
- Detailed architectural drawings and technical documentation.
- Coordination with structural and engineering drawings.
- Permit submission drawings.
- Specifications describing materials and construction assemblies.
Outcome
A complete and coordinated set of construction documents ready for permitting and contractor pricing.
Procurement [Bidding or Negotiation]
Once the construction documents are complete, we assist with obtaining pricing from qualified contractors and evaluating proposals.
Depending on the project, this may involve competitive bidding or direct negotiation with a selected contractor. Our role is to help ensure that contractors fully understand the scope of work and that the project proceeds with the appropriate construction team.
Typical Activities
- Distribution of construction documents to qualified contractors.
- Responding to contractor questions during bidding.
- Issuing clarifications or supplemental information.
- Reviewing bids and assisting with contractor selection.
Outcome
Selection of a qualified contractor and execution of the construction agreement.
Construction Administration
During construction we remain actively involved ensuring your project is built in accordance with the design intent and contract documents.
We serve as the client’s professional representative throughout the construction process, reviewing submittals, responding to contractor questions, and conducting site visits to monitor progress. Our role is to help ensure the work generally conforms to the design documents while supporting communication between the client, contractor, and project team.
Typical Activities
- Periodic site visits during construction.
- Review of shop drawings and material submittals.
- Responses to contractor requests for information.
- Review of change orders and construction modifications.
Outcome
A complete project that reflects the design intent established during the design process.