The decision to proceed with the development as envisioned during the Pre-Development Phase triggers the Pre-Construction Phase, which includes those activities necessary to design, permit and construct the project. As with the Conceptualization Phase, we spearhead all facets of this phase, as well as we assist, at the request of the client, with other necessary aspects of the project (e.g., financing).
Architectural and Engineering Selection – The selection of the design professionals is critical to the success of the project. Assuming not completed during prior phases, this step includes:
- The qualifying of design professionals for the project and presenting list to Client;
- Preparation of RFP to design professionals, and receipt of proposals from same.
- Comparative Analysis of proposals and design professionals, qualitative and quantitative, and recommendation to client.
- Per client’s direction, negotiation with selected professionals.
Architectural and Engineering Design – Preparation of the plans necessary to proceed with the permitting and construction of a project including mechanical, structural and civil engineers, architects, landscape architects, etc.
- Conceptual Planning (if not completed during Preliminary Feasibility).
- Schematic/Preliminary Drawings.
- Design Development – Design of the various project and building systems (e.g., HVAC, security, special ventilation, other “critical” consultants).
- Construction (“Working”) Drawings – The full set of plans, incorporating all facets of the architectural scope (mechanical, electrical, structural, etc.). These plans are used for permitting and bidding.
- Program Review – Confirm that the proposed design meets the intended uses and project goals, including program goals and adjacency relationships, ergonomic relationships as well as overall design and operational efficiencies.
- Lifecycle Analysis – continual evaluation of the proposed systems based upon the project and its intended use(s) to ensure that those systems chosen are the most effective for the project.
- Agency Coordination – coordinating with the various consultants for the project in relation to the agencies providing services (e.g., utilities) to ensure that said services are those most appropriate for the project.
Permitting – Once the architectural and engineering plans are complete, the next step is processing the necessary permits for the project (e.g., infrastructure, site plan review[s], building permit[s], growth management approvals, water management). Some of the approvals are processed concurrently with the design of the project (e.g., site plan review[s] would typically be processed prior to [or at the least, during] the preparation of final Working Drawings).
- Processing and Expediting – the review, compilation and submittal of all required information for the permitting process, and the continual follow-up and evaluation necessary to receive permits in accordance with the project schedule.
General Contractor Selection – The selection of the GC is also vitally important to the success of the project. The GC’s participation on the project team, especially in areas such as value engineering, can help the project be the most efficient and economically sound as possible. The selection process includes, as examples:
- The qualifying of prospective GC’s for the project and presenting list to Client.
- Preparation of RFP to prospective GC’s and receipt of proposals from same.
- Comparative Analysis of proposals and GC’s, qualitative and quantitative, and recommendation to client.
- Per client’s direction, negotiation with selected professional.