Delivery Process

Skyline Engineering understands most building owners are performance oriented requiring low maintenance, efficient and reliable engineered building systems. Our vision of the design and construction process reflects this ideal, and we realize that the end result is the most important part of the project.  Our role is to provide professional advice and design services in the owner’s best interest.  We view our services lasting until the final project closeout is complete and the building provides beneficial occupancy.

The process outlined below is an example of a traditional 'design-bid-build' project where Skyline has a contractual relationship with the project architect or owner.  We also perform our services under 'design-build' and 'construction manager at risk' delivery methods, but contractual relationships may be different and the process will generally be modified from what you see here.

Schematic Design Phase

This critical phase sets the project direction. Scope and objectives for the project need to be determined and articulated between team members and the owner. Utility options are reviewed with consideration of the owner’s systems objectives. In collaboration with the owner and other team members, a written design narrative will be developed outlining the proposed systems used to serve the project needs. The narrative serves as a formal outline to the owner and architect allowing concise input and documentation of early design decisions. Mechanical and electrical systems critical to the owner’s long term objectives should be reviewed in detail.

After completion of the initial design documents, a cost estimating exercise is typically implemented to review project budget. At this stage, Skyline will develop an opinion of probable construction cost, which is reviewed with the architect and owner against the overall project budget. Any concerns will be addressed, and, if necessary, cost reductions will be sought.

After preliminary cost estimating and value engineering are complete, the schematic design narratives will be updated and delivered to the owner and architect. Any drawings that have been produced for system explanation and validation will also be included for review.

  • Project Scope/Objectives Quantified
  • Needs vs. Budget Reviews
  • Interviews and Meetings with Staff
  • Utility Services Coordination
  • Sustainable Measures Indentified
  • One Line System Schematics
  • Preliminary Spatial Considerations
  • Preliminary HVAC Zoning
  • Written Design Narrative
  • Opinion of Construction Cost
  • Owner/Architect Review

Design Development Phase

Design development is used to flesh out and validate the decisions made during schematic design.  Mechanical and electrical calculations associated with building loads will be under way as well as lighting design, plumbing design and selection of fixtures.  Major equipment locations are determined and space needs coordinated with structural and architectural systems.  Sustainable measures are applied and analyzed to verify the measures satisfy the objectives and are feasible to implement.

Typical deliverables at the end of design development are a 30-40% completion set of drawings defining major equipment, major routing locations and sizes, lighting layout, preliminary electrical device locations, plumbing fixture selections, etc.  Cut sheets of lighting, plumbing fixtures, and major equipment of interest will be assembled and made available for review.  Owner review at this stage should be accommodated by scheduled review meetings in conjunction with architectural reviews.


  • Building Load Calculations
  • Energy Modeling
  • Major Equipment and Fixture Selections
  • Equipment Locations Finalized
  • Space Coordination with Structural and Architectural
  • Lighting, Plumbing and HVAC Design
  • Sustainable Measures Vetted
  • 30-40% Review Submittal
  • Owner Review and Coordination Meetings

Construction Document Phase

Quality control and attention to detail are paramount to the construction document phase.  The goal of Skyline Engineering is to incorporate all known information and owner requirements in to the design documents. We realize the earlier in the project design/construction challenges are identified, the lower final project cost will be and the better solutions that can be implemented.

Further verification of design decisions are continuous as construction documents evolve.  Adjustments are made as necessary. Final design will optimize for efficiency, flexibility and maintainability. Our experience allows us to design systems that are a combination of proven methods and state of the art equipment, resulting in a practical and well behaved building.


  • 65% Review Submittal Including Specifications
  • Coordination between Systems
  • Owner Review and Coordination Meetings
  • Routing of Ductwork and Circuiting
  • 95% Review Submittal Including Specifications
  • Final Owner Review and Comments
  • Final Opinion of Construction Costs
  • 100% Document Submittal

Bidding & Construction Administration

Skyline Engineering has solid professional relationships with contractors throughout the region.  Our working relationship with each of these contractors allows early identification of potential issues during the bidding and construction process.  As issues are identified, they will be resolved as quickly as possible. 

Regular, documented visits to the construction site will serve to maintain adherence to the construction documents and identify construction quality issues.  A relationship with the site personnel builds respect and contributes to a better final product. Timely response to RFI’s, shop drawings, phone calls, etc. is mandatory for all Skyline team members.  Frequent trips to the project also allow for Skyline representatives to observe and document field adjustments and verify any changes are reflected in the final record documentation provided by the contractor.

Although Skyline Engineering does not typically provide full commissioning services, we are always available to assist with review of system verification and identification of operating issues.  In addition, we will assist the owner to trouble shoot any problems that may arise.

For critical systems, specifications will require contractor self-testing and reporting for those systems.  If the project budget will allow, Skyline recommends third-party commissioning of critical operations systems and our engineers are accustom to working with this delivery format.


  • Prebid Meeting
  • Response to Contractor Inquiries
  • Addenda Issued
  • Bidding and Review of Bid Tabulations
  • Contract Award and Notice to Proceed
  • Preconstruction Meeting
  • Response to RFI’s
  • Shop Drawing Review
  • Construction Observations
  • Construction Phase Documentation
  • Final Punch List
  • Record Documentation
  • Project Close Out

Quality Control & Use of Technology

At each phase of the project, Skyline Engineering will cross check between disciplines to ensure coordination of systems and adherence to scope.  As the complexity of the documents increase, so does the extent of the cross checks that will be performed. The work completed will be under direct supervision of the PE in charge and will also be checked by an engineer that is not directly involved with the project.  This extra step calls any constructability issues to question so that can be vetted with the designers. 


  • REVIT 2015 Delivery Tools
  • HVAC Modeling Tools
  • Lighting Modeling Tools
  • Video Conference
  • High Speed Internet
  • AutoCAD 2015
  • Production Plotter
  • Full Sheet Scanner/Copier
  • Thermal Imaging