OUR DESIGN/ DEVELOPMENT PROCESS

DESIGN/ BUILD DEVELOPMENT 

Based upon the mutually agreed program and layout established in the Initial Meeting, the contractor/designer/architect, shall prepare a set of schematic design documents for review by the owner.  These documents shall include basic floor plans and a front elevation, as well as any specific information requested by the owner and agreed to by contractor/designer/architect in the Initial Meeting.   

• The owner and contractor/designer/architect will review the drawings and discuss changes, options, questions, or general concerns they may have regarding the design. The contractor/designer/architect will then prepare a set of CAD design development documents showing the modified floor plans, elevations. 
• Upon final approval of the design, the production of the plans shall take approximately (30 -45 days) based on finalized development plan. 
• The final meeting shall consist of the owner receiving the completed plans.  The final construction documents shall consist of complete sets of the following documents: floor plans, all elevations, typical details and sections, foundation plans, framing plans, roof plans, and all required trade permit plans. 
• At the receipt of final plans, the owner shall pay contractor/designer/architect, for the final amount due plus any additional services and/or reimbursable expenses accrued.  Complete payment is due upon receipt of the design documents.   

• The cost to develop and prepare Design/ Build permit plans will be coordinated with architectural firm. 
• The cost to develop and prepare Mechanical permit plans will be coordinated with design assist Sub-contractor & engineering consultant. 
• The cost to develop and prepare Plumbing permit plans will be coordinated with design assist Sub-contractor & engineering consultant. 
• The cost to develop and prepare Electrical permit plans will be coordinated with design assist Sub-contractor & engineering consultant. 
• The cost to develop and prepare Sprinkler permit plans will be coordinated with design assist Sub-contractor & engineering consultant. 
• The cost to develop and prepare Fire Alarm permit plans will be coordinated with design assist Sub-contractor & engineering consultant. 
• The cost to develop and prepare Civil permit plans will be coordinated with design assist Sub-contractor & engineering consultant. 

• Review Budgeting and Estimating - With input and assistance from consultants and contractors as needed, prepare a project budget estimate at the conceptual stage.  Advise the Owner on ways to best maintain targeted project costs. Participate in design and pricing from the conceptual stage through construction documents.  Coordinate and obtain local design assist subcontractors, that can provide value engineering recommendations starting at the conceptual phase through permitting.  Evaluating design, material specifications with actual means/methods to ensure cost savings. 
• Schedule - Create, review, monitor and manage the schedule closely during the pre-construction process and report to the Owner on the status and any proposed schedule variations. Project Planning - Coordinate with feasibility phase team to establish a plan to minimize disruption, prevent damage to the existing facility or systems and a site utilization plan for construction phase activities.  
• Budgeting and Estimating - With input and assistance from the consultants and contractors as needed, ensure that the project budget is refined at each design stage.   Advise the GC regarding target budgets and estimated project costs.   Work to memorialize and quantify obscure or ambiguous scopes of work to ensure adequate detail is available for budgeting by GC vendors.    
• Upon final approval of the design, the Project budget & schedule shall take approximately (10 -20 days) based on finalized development plan. 

• The cost to provide design development & pre-construction services range from $5,000.00 - $30,000.00 typically 50 % of Fee is waived with the acceptance of phase # 2 scope of services.  

• Owner / Architect Progress Meetings - Coordinate & manage onsite project meetings with Owner Architect to review: (Application of payments, Change orders, Construction schedule, submittals, and overall project progress). 
• Submittals - Coordinate & Manage review of shop drawings and submittals to ensure that all requirements of contract are being achieved 
• RFI- Coordinate & Manage the submittal and RFI process to ensure it flows on par with contract 
• Construction Schedule - Review the construction progress to determine the actual construction schedule versus planned schedule and recommend schedule adjustments to the Owner with respect to remaining work.  
• FF&E Coordination – Coordinate FF&E installations with on-site representatives.   Work to ensure that appropriate infrastructure is in place to receive any Owner supplied equipment or furniture. 
• Construction Payment Application Review - Review the payment application, lien waivers and physical site conditions for funding with lender’s representative.  Administer the contract with all sub-contractors.  Together with the Design Consultants (and the Owner if so desired) review and approve the monthly application for payment from all sub- contractors. 
• Change Orders - Review all change order requests as an Owner’s representative to ensure that they are equitably priced and warranted.  With the design consultants, recommend necessary or desirable change orders to the Owner, negotiate the change orders with all sub- contractors, and maintain records of all change orders 
• Close-out – Width procedure will include the design consultants and all sub-contractors to decide as to when the work is substantially complete.  Oversee the preparation of a punch list of unfinished or unsatisfactory items and monitor the correction and completion of the work.  Schedule training of management staff and monitor operational testing of systems and equipment  

• Onsite Supervision - Provide onsite supervision for all construction activities, insure project production and compliance to contract documents.  
• Daily reports- Manage and coordinate daily reports of all work-related activities   
• Safety Compliance - Maintain compliance with OSHA Safety Standards. 
• Subcontract / Vendor Progress Meetings - Coordinate & manage onsite project meetings with Sub-contractor and vendor. 

 The cost to provide construction management and supervision services are typically (6-8% over project cost)