Are You Really Ready to Site Develop? – Part 2
You have selected the project delivery model, the project team, and now you are ready to begin. Projects are generally arranged into phases which begin with a basic idea or concept and then they systematically progress to project closeout. Listed below are the typical project phases and what tasks are included in each:
Schematic Design Phase – This is where your project starts to take shape. It generally includes: project specific research, defining specific design requirements, verifying feasibility, conceptualization, projected use programming, preliminary design, evaluating design alternatives and preliminary cost estimating.
Design Development Phase – This is where the decisions made during the schematic design are developed and refined. Construction drawings are prepared, evaluated by members of the project team, and reviewed by the owner. Based on input from the owner and the team, plans are revised accordingly. Upon the completion of this phase, a complete set of construction drawing will typically be available.
Permits and Approvals Phase – Drawings and supporting documents are generally submitted to the permit agencies for review and approval. The number of permits required and costs associated with each will vary depending on the type of permit and the work being proposed. The agencies will review the submitted documents and either approve, approve with conditions, require revisions, or disapprove. Depending on complexity, obtaining an approval from a regulatory agency often requires multiple iterations.
Final Construction Documents Phase – This includes making final changes to the plans preparing construction specifications, bidding documents and contract documents.
Bid Procurement Phase – Solicitation for pricing the proposed work is the next step in process. This can be accomplished in any number of ways. A few typical methods are Advertisement for Bids, Invitation to Bid, or Direct Hire. In all three formats, the contractor(s) should be provided a complete set of drawings and construction documents. Once received, the bids are evaluated for schedule of values, completeness of bid, irregularities in the bid, alternatives provided, contractor’s capability to complete work, references, and financial stability. After the evaluation process, the contractor is chosen by the owner.
Contract Procurement Phase – Upon selection of the contractor, a formal agreement for the work should be prepared and executed. This places in writing the responsibilities, terms, and conditions by which the project will be conducted. There are standard contract templates already developed by industry professional organizations that may be utilized. Two examples of these are 1.) the American Institute of Architects (AIA Form 100 Series) and 2.) the Engineers Joint Contract Documents Committee (EJCDC Form C-500 Series). There are other templates available as well. It is recommended that you consult with your attorney and/or design professional for guidance.
Construction Phase – Obviously, the actual construction takes place during this phase. Also included are product submittals, approvals, inspections, materials and equipment testing, and periodic payments for completed work. These items should be thoroughly documented and kept in a central project file for future reference.
Project Closeout Phase – Following the completion of construction, the project should be finalized. This generally includes things such as having the contractor address the any itemized deficiencies (punch list), obtaining operations and maintenance manuals for
equipment and systems, providing final payment for the work, obtaining final waivers, preparing as-constructed reference drawings, and obtaining a certificate of occupancy.
Now you have the necessary basic background information to proceed with your project. Understanding the processes and formulating a realistic idea of what can be expected is half the battle. BMJ Engineers & Surveyors, Inc. would be happy to discuss your project in detail and be an integral part of your team.
