behind the passion

At 247 Design, we treat every project as a full-on creative partnership. Systematic yet passionate, because these complex spaces are both challenging and incredibly rewarding.

Here's how we guide clients through it:

1. Initial Consultation & Programming We start with a deep-dive conversation to understand your goals, vision, budget, timeline, and resident experience targets. We review scope, fees, and deliverables, then craft a tailored proposal. Once accepted, we move into Programming: gathering detailed needs (zoning, codes, user flow) to build a strong foundation and Concept.

2. Schematic Design & Concept Development We translate the program i& concept through mood boards, sketches, inspirational images, and early renderings/presentations that capture the "wow" factor. We present options, gather feedback, and refine until the direction feels right. This is where the love affair begins.

3. Design Development We deepen the approved concept: detailed material/finish selections, furniture layouts, lighting plans, and elevations. Revisions happen here based on your input, ensuring the vision matches reality while balancing durability, budget, and resident appeal.

4. Construction Documents (CDs) We produce a complete, buildable Interior Design (ID) set: plans, specs, schedules, and details ready for contractors. We source materials, artisans, and trades as needed to lock in quality and avoid surprises. VE rounds often hit here. We fight for smart savings without gutting the experience.

5. Construction Administration (CA) We stay on-site (or virtually) through execution: review submittals, respond to RFIs, oversee installations, handle additional VE if required, procure/install FF&E (Furniture, Fixtures & Equipment), and resolve issues to bring everything together for a flawless opening.

We take a creative approach to not only the design, but also in the problem solving, while dreaming, honing, perfecting everything for you 24/7

Concept development is where the magic starts. It's the first of the remaining 24/7’s.

It begins with deep listening: We explore the area, examine the culture of the brand and the community. We canvas the site on paper or in person, read the demographics...the everything.

The Concept is defined and then grounded in the one that stands out…and resonates to the remaining.

It's hard to say that it's the most important thing...but it kind of is. It's the very foundation that everything is built upon.

With Restaurants & Retail the concept will be the cuisine, or the product…then with an added twist that speaks to either the demographic, geography, or both.

For Multifamily, again…the Concept is unique and specific to each project, but the one constant is the desire to make residents feel spoiled rotten…like they're living a life of effortless luxury and convenience combined with a connection to their community…and can’t imagine living anywhere else.

We achieve this through lobbies of quiet luxury that take your breath away, warm and inviting through timeless materials, lighting, biophilia or nature, fitness & wellness zone, resort style pools and rooftop lounges. It’s a thoughtful story-driven approach that inspires connections to space and each other.

We see the future of multifamily amenities as an elevated version of what works today, hi-tech enhanced by advancements in AI, while simultaneously moving away from over-digitalization and back toward meaningful human connection.

The most successful spaces feel like home, a resort, and a community all at once. This is achieved through amenities that are timeless, story-driven, and emotionally resonant…where every element is intentional and restrained luxury sets the tone..

1. Resort Inspired - A relaxed social sanctuary that's neither home nor work, designed so residents never want to leave. Effortless hangout vibes, game rooms, coffee bars, rooftop lounges for sunset views, poolside firepits…think places for real dates, not just scrolling.

2. Micro-Wellness Zones - Small, high-impact spots like infrared sauna pods, cold-plunge nooks, and meditation corners. Biohacking is huge, and 74% of renters prioritize sustainable features, Instagram-worthy and retention-boosting without big budgets.

3. Outdoor-Indoor Blur - Seamless extensions with disappearing walls, fire-pit living rooms, and poolside cabanas. Advanced materials handle Florida weather while creating resort escapes that feel romantic and expansive.

4. Biophilic Layering - Deeper nature immersion: moss walls, preserved trees, misting water features with essential oils. Sensory calm promotes faster leasing and that "permanent vacation" feel.

5. Flexible Pop-Up Event Rooms - Modular 800–1,200 sq ft spaces that flip from yoga to parties in under 30 minutes. Maximizes utility for diverse residents without wasting prime real estate.

6. Quiet Luxury - Subtle, sensory-rich design: matte-black fixtures, aged lime-plaster walls, layered textures. Shifts from flashy to timeless—evoking effortless elegance that lasts. Warm tactile materials. Softer to the eye. Timeless not trendy. Pale woods, matte finishes, Brushed, scraped, and washed that are pure, raw, calm, curated, photogenic

7. Resident Creatives Programs - Studios with pottery wheels, podcast booths, floral stations…giving people activities and engagement that builds community stories rather than Instagram stories…they can post about it too if they want.

8. Amenity-Integrated Food & Beverage - 24/7 gourmet vending, robotic mixology, local vendor shelves. Passive revenue + gathering spots that beat unit isolation, and resolve the problem of inflation where meeting a friend or date out could set you back $100.

9. Units gain a touch of ‘me’ - Unit personalization packages. A minor depart from every unit being the same. Making residents feel truly owned.

Because these complex projects take years to be brought to life, we can’t underestimate the importance of forecasting, and we do this by looking to the past and current socio-economics, politics, and advancements in both technology and human centered concerns.

you can read more about these trends we are predicting in musings of an interior designer here

Construction Administration (CA) is Phase 5 - This is where we stay vigilant on-site (or virtually) to protect the vision from start to flawless opening.

Our role is hands-on project guardianship: reviewing submittals, responding to RFIs, overseeing installations, handling any late VE requests, procuring and installing FF&E (Furniture, Fixtures & Equipment), and resolving on-site issues like mismatched as-builts, unauthorized substitutions, or "close enough" shortcuts. We walk the site regularly to catch discrepancies early -

What we bring to make the project truly successful:

• Thorough design documentation - Tight CDs with comprehensive callouts, notes, and details prevent a guessing game and allows things to run smoothly and thus increase profitability. It also streamlines the RFIs, and submittal process preventing costly investigations or change orders.

• Reliability and vigilance - We keep eyes on the project's wellbeing every step, ensuring contractors follow the intent without drift.

• Protecting the owner's vision - We fight for the original experience (durability, wow-factor, resident connection) even when budgets tighten in late VE - we push smart savings without compromise, focusing on long-term ROI over quick cuts.

• Value through relationships and integrity - True collaboration with owners, contractors, and trades builds trust. We invest heart in the project, communicate transparently, and uphold ethics/design integrity to deliver what was promised -

This phase turns what could be chaos into a seamless, successful opening that will have a lasting impact that is sustainable.

It’s not always a direct, measurable formula …but at its heart, it’s about creating spaces where people feel something real: connection, inspiration, belonging. When locations, pricing, or basics are similar across competitors, design becomes the differentiator that turns a property, restaurant, retail space, or community into something unforgettable and irreplaceable.

We see design as the language of space as a powerful way to communicate value, brand, and purpose. Every material, light, texture, and layout choice speaks, either in harmony or discord. When everything aligns with a strong concept rooted in place and purpose, it builds integrity and trust from the first moment someone steps in. That trust opens the door to deeper emotional resonance: senses ignite, endorphins flow, and people feel uplifted, free to connect, linger, and return.

For hospitality, restaurant, and retail projects, this means immersive sensory experiences that authentically express the brand, responding to natural, built, and cultural context while matching the menu or vibe. It creates meaningful impressions that guests/customers put on repeat: a welcoming journey that feels personal, elevates the everyday, and makes the space feel like "theirs."

In multifamily and community environments (like clubhouses and amenity spaces), the same principles apply, only the "guest" is a resident envisioning daily life: morning coffee in a sunlit nook, unwinding in a wellness zone, hosting friends in elevated gathering areas, or relaxing under the stars in a resort-inspired escape. Thoughtful design crafts that vivid vision early, sparking anticipation and pride before move-in.

Across all types, we approach it as a full lifestyle and experience strategy:

• Jaw-dropping renderings that help everyone see and feel the dream

• Curated elements (amenities, materials, details) that balance durability, impact, and aspiration

• Memorable, human-centered moments that feel intentional and timeless

• Seamless harmony between form, function, and context for effortless flow

Design builds early attachment and emotional buy-in …whether it's guests choosing your restaurant again, shoppers lingering in retail, or residents feeling proud of their community. That connection drives momentum (strong openings/lease-up), genuine referrals, higher satisfaction, and natural loyalty/retention. People don’t just visit or live there …they belong, and they can’t imagine going elsewhere.

It can make or break an experience, and therefore a business. For deeper reflections on how this "language of space" creates lasting value, check out our musing: The Language of Space: Communicating Value Through Design.

We’re not just another design firm, we’re a Sarasota-based studio obsessed with creating spaces that feel alive, meaningful, and deeply connected to the people who use them. Founded by Liz Ditzler (with 20+ years blending hospitality aesthetics and high-impact multifamily work) and Architect Boyan Guran, we approach every project through a hospitality lens: rooted in place, purpose, and authentic brand expression.

What sets us apart:

• Hospitality-first mindset across all project types. Whether it’s a multifamily community hub, resort-inspired amenity environment, restaurant interior, retail space, or condominium common areas, we design immersive, sensory experiences that respond to natural, cultural, and contextual cues. The result? Spaces that match the "menu" of life there…creating impressions people want to repeat, whether that's residents lingering longer or guests coming back for more.

• Passion for people and connection. We believe great design is a language that communicates value, builds trust, and sparks emotional resonance. It’s about harmony, integrity, and human-centered moments that foster belonging, wellness, and joy, not just pretty finishes.

• Balanced expertise. We have real world experience that no amount of education can offer. We deliver jaw-dropping visions that are feasible, durable, and timeless, balancing aspiration with smart, long-term value.

• Proven track record. From amenity-focused multifamily communities (Legacy series, Modera, etc.) to hospitality environments that elevate everyday experiences, our work helps properties stand out, drive attachment, and create loyalty organically.

• Collaborative, 24/7 energy — We roll up our sleeves as true partners, fighting for smart solutions that make your vision shine while respecting budgets and timelines.

In short, if you want a designer who treats your project like a destination…where residents/guests feel seen, inspired, and at home, rather than just another build-out, that’s us.

For a deeper look at our philosophy, check out our musing on The Language of Space: Communicating Value Through Design.