At GARANCO, Inc., our design-build process is centered around collaboration, accountability, and delivering a project that aligns with the Owner’s vision, budget, and schedule from day one. Our integrated approach allows the Owner, design team, and construction team to work together through every phase of the project, resulting in improved communication, faster decision-making, enhanced constructability, and greater cost certainty.
GARANCO partners with a select group of trusted architects, engineers, and design professionals to provide each client with the best possible design solution for their specific project goals. Rather than taking a one-size-fits-all approach, we carefully align the design team with the project type, budget, schedule, operational requirements, and overall vision of the Owner. By working with experienced design partners who share our commitment to collaboration, constructability, and accountability, we are able to create projects that are not only visually successful, but also practical, efficient, and cost-conscious to build. This collaborative relationship between the Owner, design team, and construction team allows GARANCO to deliver a more coordinated and streamlined design-build experience from concept through completion.
A defining advantage of GARANCO’s design-build model is continuity of leadership throughout the entire project lifecycle. Unlike traditional project delivery methods where projects are often handed off between separate design and construction teams, GARANCO assigns a dedicated Project Manager who remains involved from initial project planning through final construction completion. This individual serves as the Owner’s primary point of contact and accountability throughout both design and construction.
Because the same Project Manager carries the project through every phase, critical project knowledge, priorities, and decision-making are never lost during transitions between design and field execution. This eliminates the common “lost in translation” issues associated with traditional delivery methods and allows GARANCO to proactively manage budget, schedule, constructability, and quality from concept to completion. Simply put — the buck stops here.
Owner’s vision and project goals. During this phase, we work closely with the Owner to answer key questions related to project scope, budget, operational requirements, schedule expectations, site compatibility, and potential project challenges.
Leveraging experience from similar completed projects, we provide early budget guidance and help establish the most efficient and cost-effective path forward. Site constraints, utility availability, permitting considerations, and overall feasibility are evaluated early to minimize future surprises and establish a strong foundation for the project.
This phase is critical in aligning expectations and creating a clear roadmap for design and construction execution.
Once the project vision and direction are established, the project advances into preliminary design. This phase typically results in a 40–50% design set intended to establish the overall framework of the project.
Key elements developed during this phase include:
- Site layout and circulation
- Building floor plans and exterior elevations
- Preliminary structural and system concepts
- Basis of design materials and finishes
- Major building components and systems integration
- Preliminary utility and infrastructure concepts
Using this level of design, GARANCO develops a project-specific budget based on real-world construction costs, current market conditions, and project requirements. This allows the Owner to evaluate scope, value, and priorities before advancing into detailed design.
The third phase focuses on refining the design and coordinating the technical aspects required for construction. During this stage, the construction documents are typically developed to approximately 75–80% completion.
Primary areas of focus include:
- Construction methods and sequencing
- Stormwater management and site engineering
- Utility coordination and infrastructure requirements
- Structural coordination and constructability review
- Coordination between architectural, civil, structural, and MEP systems
- Material refinement and system integration
As the design becomes more detailed, the project budget is further refined, typically to within approximately ±5% accuracy. Because GARANCO’s Project Manager and construction personnel remain actively engaged throughout the design process, constructability concerns, scheduling impacts, and cost considerations are identified and addressed early rather than after construction begins.
The permit document phase incorporates final Owner feedback, constructability adjustments, permitting requirements, and finalized material selections. At this stage, the project documents are generally considered 95–100% complete and are suitable for final contract pricing and permitting submission.
Deliverables during this phase include:
- Finalized construction drawings and specifications
- Updated project schedule with key milestones
- Coordination of permitting comments and agency requirements
- Final constructability review
- Final pricing and scope confirmation
Because the same Project Manager remains involved throughout the process, final project coordination remains streamlined and efficient, ensuring the transition from design into active construction is seamless.
Construction is where GARANCO’s design-build approach provides its greatest advantage. Unlike traditional project delivery methods, there is no disconnect or handoff between the design team and the construction team.
The same Project Manager who guides the Owner through design continues to lead the project throughout construction, maintaining complete continuity from concept through completion. This centralized leadership structure provides a single source of accountability and ensures project goals, budget expectations, scheduling priorities, and design intent remain aligned throughout execution.
Prior to construction commencement:
- Drawings are updated to incorporate permitting comments and issued for construction
- A dedicated Superintendent is assigned exclusively to the project
- Final product submittals are coordinated and reviewed
- The construction schedule is refined and finalized
- Coordination meetings are conducted with the Owner’s representatives and design consultants
Throughout construction, GARANCO maintains proactive communication, quality control, schedule management, and coordination to ensure the project is delivered as designed, within budget, and in a timely manner. By maintaining continuity between design and construction leadership, GARANCO delivers a more efficient, collaborative, and accountable project experience from start to finish.
Grace Clinic is located in Elkin, North Carolina. This project was a wood structure with EIFS (Engineered Insulation Foam System), and rock on the exterior of the building. The clinic is 7,215 SQFT medical and dental office space.
