The Construction phase is the longest single phase of almost every project delivered by CPD. Once the construction documents have been completed, the building permit received, and the construction contract awarded (or GMP agreed on Large Projects), the focus of the entire team shifts to executing the agreed-upon program and design. The construction phase will end upon receipt of a partial certificate of occupancy and user move‐in.
All design contingency has been exhausted, leaving no elective decisions to be made. The remaining contingency funds in the project budget are reserved for risk management. Contingency may be spent on unforeseen conditions, design coordination issues, or overruns to the estimated budgets for Furniture, Equipment, and Technology.
The CPD project manager coordinates frequent and thorough site visits by the user group and technical groups. These groups are expected to view construction progress on a regular basis, and to offer written feedback if they observe issues that they feel are contrary to program or design documents. The CPD project manager also communicates regularly with any neighbors of the project regarding construction schedule and logistics.
The Architect leads the process of Quality Management, making frequent site visits and documenting all observed issues in the agreed upon software for tracking field reporting and punchlist issues. The commissioning agent begins the commissioning process and ensures that all systems are operational as a condition of substantial completion. Commissioning punchlist issues may not be resolved until Turnover.
| Project Controls | |
|---|---|
| Governance | |
| Organization | Conduct quarterly Steering Committee meetings |
| Communications | Continue project communication plan; Provide regular updates on construction progress and logistics to neighbors |
| Reporting |
Continue project reporting |
| Approvals | |
| Board of Trustees | N/A |
| Capital Projects Committee | N/A |
| Provost/CFO | N/A |
| Funding | N/A |
| Steering Committee | Meet quarterly, may include walkthrough of project site or mockup reviews |
| User Group |
Conduct regular walkthroughs of project site; approve construction and furniture installation at completion |
| Procurement | |
| Economic Impact | Review subcontractor awards; monitor M/WBE and workforce performance |
| Vendor Management |
Continue subcontract awards; Bid/award specialty contractors and FFE; Scrutinize change orders |
| Cost Management | |
| Budget | Continuously update project budget; update contingency management plan monthly based on known risks |
| Construction Cost | Monitor cost, review change orders |
| Cash Flow |
Update cash flow quarterly or as applicable; receive GC/CM cash flows to inform projection |
| Schedule Management | |
| Project Schedule | Update Owner schedules, weekly review of Contractor schedule |
| Regulatory/Permitting |
Conduct rough-in inspections; Conduct Occupancy inspections and receive provisional Occupancy |
| Quality Management | |
| Design Reviews | User, Technical Groups assist CPD, A/E, Contractor in addressing any design conflicts that occur |
| Construction Quality |
Execute construction quality management plan; Resolve quality issues at OAC meetings |
| Risk Management | |
| Project Insurance | N/A |
| FM Global |
FM Global reviews submittals per FM Global Submittal list; FM Global reviews construction, signs off for occupancy |
| Program and Design Management | |
| Program | N/A |
| Planning | |
| Zoning/Planned Development | N/A |
| Master Planning Considerations | N/A |
| Heritage | N/A |
| Accessibility | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Space Management | N/A |
| Landscaping/Sitework | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Bird Safety | N/A |
| Sustainability | |
| General | Assist A/E and GC/CM in administering LEED submittals |
| Energy | Review submittals for compliance with energy model, if applicable |
| Engineering and Utilities | |
| Utilities | New utility services established to building |
| Mechanical | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Building Automation | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Electrical | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Fire Protection | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Plumbing | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Commissioning |
Execute commissioning plan |
| Operations and Maintenance | |
| Building Envelope | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Interior Finishes | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Elevators | FS departments perform regular site visits, assist CPD project manager with technical issues as needed |
| Technology | |
| IT Services |
ITS approves network system rough-in, begins network installation |
| Security |
DSS approves network system rough-in, begins infrastructure installation |
| Key Deliverables | |
| OPR | Update OPR as needed if changes occur due to construction coordination |
| Design Documents | Submittal and RFI management |
| Budget | N/A |
| Presentations | N/A |
| Contracts/Vendors | N/A |