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A project is generally initiated by a proposal by a department, school, or center. Typically, the proponents of the proposal contact Facilities Management to obtain guidance on the scope, site, constructability, estimated cost and schedule, in preliminary terms. If a project is determined to be viable, a project budget and schedule are developed by the Project Manager assigned, the project is approved in writing by the Dean and the Administration, a plant fund is established, and a Building Committee is formed to oversee the project development until completion. In general, the life cycle of a project involves the following phases:
These phases are common to all construction and remodeling projects; however, in smaller projects the phases often become less formal, involve fewer individuals, and may have a short schedule of only a few months. Large projects, on the other hand, may take years from time they are envisioned by a school or department to the time "move-in" takes place. The following describes each phase of a large project: [ Back to top ] Programming (2 to 6 months)A Building Committee of approximately six individuals is formed by the school or department involved with the project. The committee will be responsible for making the necessary design decisions based upon user requirements. One member of the committee will be designated as the liaison with the Project Manager. Design and Construction serves as a resource, sometimes in conjunction with external consultants or with FM Planning, to assist committees in developing the specific requirements for the project. A Program of Requirements (POR) is developed detailing all objectives, spaces, services (i.e. telephone, data, utilities, etc.), equipment (new and existing), special finishes, furniture and spatial relationships. The Program of Requirements forms the basis of the University's expectations and goals for the completed project. The Building Committee and University units, including the Provost's office, NUIT, Risk Management and the Office of Research Safety, will review and contribute to the development of the documents prior to administrative approval. In the case of technically complex projects, an outside consultant is usually engaged to prepare the Program documents. [ Back to top ] Selection of the Design Professionals (1 to 2 months)Design professionals are generally firms offering both architectural design and engineering services, however, occasionally design firms join with engineering firms to form a design team. Design and Construction invites a "short list" of design firms (or teams) who have the necessary qualifications and experience to be interviewed by the Building Committee. The interviews consist of a formal presentation by each of the proposed team members, illustrating their expertise in the relevant areas, followed by questions from the Building Committee members and Facilities Management. Facilities Management and the Committee select the firm it deems most suitable to meet the task and recommends their selection to the Administration for approval. The successful design firm uses the Program of Requirements, University Standards, the schedule and the Construction Budget, as well as any applicable grant requirements, as the basis for their design. [ Back to top ] Schematic Design (2 to 4 months)The first step by the design team is referred to as the "schematic design" phase, in which the objective is the development of simple diagrammatic documents delineating room sizes and relationships, single line diagrams of all systems (i.e. water mains, electrical risers, etc), preliminary elevations studies of the building exterior, and, if applicable, drawings of special interior spaces. The schematic design will be reviewed during frequent meetings with the Building Committee and Design and Construction. At the conclusion of this design phase the architect will submit drawings, a project narrative, and an estimate of construction cost for review and approval by the Building Committee and appropriate university units, including the Provost's office, NUIT, Risk Management and the Office of Research Safety. In the case of larger projects this will include the Educational Properties Committee of the Board of Trustees, the President, the Dean, the Provost's Office and the Senior Vice President for Business and Finance. [ Back to top ] Design Development (2 to 4 months)The approved schematic design is then further developed into definitive plans and elevations by the design team. Colors, patterns, materials, lighting fixtures, and special equipment and building elements are selected and reviewed with the Building Committee. For complex laboratory projects, detailed laboratory plans identifying all services; casework and equipment are also developed. Detailed floor plans, sections, elevations and an outline specification defining materials, finishes and systems, as well as an updated construction cost estimate are submitted for review and approval by the Building Committee and appropriate university units, including the Provost's office, NUIT, Risk Management and the Office of Research Safety. [ Back to top ] Construction Documents (4 to 6 months)The approved definitive design documents are developed into comprehensive construction drawings and specifications that are used to secure a building permit, to competitively bid the work among qualified contractors and ultimately as the basis for the construction of the project. The construction documents are submitted when they are 50% and 100% complete, just prior to bidding. They are reviewed and approved by the Building Committee and appropriate university units. These units include the Provost's Office, Facilities Management, NUIT, Risk Management, and the Office of Research Safety. After a thorough review of all the bids, interviews with the low bidders, and a review of the schedules proposed by contractors, a contractor is selected by Design and Construction. [ Back to top ] Construction (6 to 30 months)The Design and Construction Project Manager coordinates the work, monitors costs and scheduling and reviews the construction work performed by the Contractor. The Project Manager will also keep the designated Building Committee representative informed of the progress of the project. Building tours must be arranged in advance with the Project Manager due to safety and liability requirements. No one is allowed in the construction area without prior authorization. Any user requested changes to the project must be directed in writing to the Design and Construction Project Manager. The revision will be evaluated and priced by the contractor. After a review of the costs and an evaluation of the impact on the project schedule, the user will be asked to identify a funding source for the requested change No changes to the agreed upon project scope will be implemented without corresponding documentation and funding. [ Back to top ] Pre-occupancy/CommissioningDesign and Construction arranges for contractors to provide training for Operations personnel and others who will be responsible for operating and maintaining the facility. Operations assumes operational responsibility for the facility at the time of initial occupancy. Well in advance of the projected occupancy date (at least sixty days), persons designated by the Building Committee must:
[ Back to top ] MovingThe Design and Construction Project Manager will hire professional movers. The Building Committee will designate the representative(s) to coordinate specific move times with the faculty, staff and students involved. The moving company will provide packing materials and instructions; however, all packing is the responsibility of the parties being moved. The research unit retains technical and scientific equipment procurement and installation responsibility. Special arrangements can be made through Design and Construction for equipment movers and hook-up of utilities when corresponding funding authorization is secured. [ Back to top ] OccupancyAt the time of initial occupancy, the Design and Construction Project Manager will give an over-view presentation and tour of the facility to designated representatives. This will include an explanation of how the building is zoned for thermal comfort, operation of appropriate building components, the location of emergency equipment and exits, etc. The operational and maintenance responsibility for the facility is turned over to Operations at this time. All calls for service relating to the building should be directed to Operations. The Design and Construction Project Manager will be available to assist with resolution of warranty and post-occupancy construction issues. [ Back to top ] Questions and CommentsIf you have any questions or comments regarding the processes for the Department of Design and Construction, please call us at (847) 491-3677, or send us correspondence at: Facilities Management |
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