Guest Post by DeVon J. Prioleau, LEED AP, Managing Principal, PRI-O-LEAU Development Group, LLC

Recently, several people within the industry have asked me, “How does one actually go about delivering a large (or small) scale construction project?”

At the core of Project & Program Delivery is the planning out of detailed scopes of work, budgets, schedules, communication, and execution protocols – all done with the goal of minimizing the impact of potential risks for Clients. To ensure that, many moving pieces must come together.

There are, however, some common themes and principles typically applied, that when rolled out in sequential order, result in successful project outcomes. The project life cycle includes:

·       Phase I: Strategic Planning & Program Development

·       Phase II: Schematic Design & Design Development Activities

·       Phase III: Construction Documents & Specifications

·       Phase IV: Pre-Construction & Professional Team and Long Lead Procurement

·       Phase V: Construction & Fit-Out Activities

·       Phase VI: Move-in & Close-Out Activities

·       Phase VII: Post Occupancy

Phase I: Strategic Planning & Program Development – Typical Scope of Work includes:

·       Establish Project Plan   

·       Develop Initial Baseline Budget   

·       Cost Drivers & Risk Identified   

·       Preliminary Due Diligence   

·       Establish Roles of Team Members   

·       Develop Preliminary Schedule   

Duration: Approximately 2 months   

Typical Services Provided: Develop written Policies & Procedures; Creation of a Project Execution Plan to serve as a guide to how each element of project development is managed and coordinated.   

Phase II: Schematic Design & Design Development Activities - Typical Scope of Work includes:

·       Schematic Design Phase   

o   Business Case & Program Approved   

o   50% & 100% SD Client Review & Approval Stages   

·       Design Development Phase   

o   50% & 100% DD Client Review & Approval Stages   

o   Design Optimized & Value Engineering Concepts Introduced   

Duration: Approximately 2-3 months   

Typical Services Provided: Be an active resource and leader in the development of all Architectural & Engineering documentation for the Project; Conduct regular meetings with Client & Project Team to present design concepts; Develop options and alternatives (value engineering) for consideration by Client, including potential cost impact.   

Phase III: Construction Documents & Specifications - Typical Scope of Work includes:

·       Technical Design Phase   

o   50% & 100% CD Client Review & Approval Stages   

o   FF&E Mockups & Specifications   

o   Procurement Process Secured   

·       Permitting & Approvals   

o   Initial Filing vs. Construction Bid Set vs. Final Filing Set

o   TR-1, TR-8, ACP-5, EN, EUP, AHU, etc.   

Duration: Approximately 2-3 months   

Typical Services Provided: Continue to be an active resource and leader in the development of all Construction documentation for the Project; Conduct regular meetings with Client & Project Team to finalize design concepts; On-going with development of options and alternatives (value engineering) for consideration by Client, including potential cost impact.   

Phase IV: Pre-Construction & Professional Team and Long Lead Procurement - Typical Scope of Work includes:

·       Program Roll-out   

·       Supply Chain Engaged   

·       Lead times Assured   

·       Cost Verification   

·       Establish Project Consulting Team   

·       Pre-qualify Required Consultants & Vendors   

·       Develop Scope of Work Documents   

·       Issue RFP'S   

·       Establish Formal Contractual Relationships   

·       Common items longer than 8 weeks include steel, millwork, stone, artwork, FF&E, OS&E, signage, HVAC, tile, light fixtures.   

Duration: 5-18 months   

Typical Services Provided: Develop bid, negotiation and buyout strategies; Lead the effort of competitively soliciting proposals and retaining the required Project Team members; Recommend products, standards and value engineering solutions.   

Phase V: Construction & Fit-Out Activities - Typical Scope of Work includes:

·       Detailed Scheduling   

·       Installation of Technology   

·       Installation of FF&E   

·       Sign-offs & Inspections   

·       Construction Administration   

·       Manage Project Changes   

·       Monitor Overall Project Schedule   

Duration: 9-18 months

Typical Services Provided: Provide frequent on-site representation as required, to monitor build-out progress and provide design and technical quality assurance; Manage completion of all punch lists prepared by the Project Team.   

Phase VI: Move-in & Close-Out Activities - Typical Scope of Work includes:

·       Develop Close-out Package   

·       Obtain Project As-Built Drawings (via hardcopy & CD)   

·       Assess Lessons Learned & Performance   

·       Collection of O&M Manuals and Vendor Warranties   

·       Obtain Final Waivers of Lien for all Trades   

·       Financial Settlements & reconciliations   

·       Sign-offs from local Municipalities   

Duration: 3 months   

Typical Services Provided: Close-out and settle all contractual obligations with contractors and Project Team members. Assist with establishing physical move logistics and evaluating the move plan.   

Phase VII: Post-Occupancy - Typical Scope of Work includes:

·       Client Care Reports   

·       Maintain Good Relationships   

·       QA/QC   

·       Develop Post-Occupancy Evaluations   

Duration: Indefinite   

Typical Services Provided: Establish targets, measures and metrics of project performance; Improve on ways to increase operational efficiencies.