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Project Management - Six Phases of a Project
1. Pre-Design
Pie Chart

Pre-design is a team process conducted through the collaborative efforts of Project Management and design firms in consultation with the customer and stakeholders.  This phase shapes the ideas into a well-defined project that is feasible, properly approved and well funded. Objectives:
  • Demonstrate project need and feasibility
  • Define project requirements
  • Explore alternative facility solutions
  • Form a project team
  • Select a design firm if one is to be used
  • Establish project financing
  • Submit project for review by the Capital Improvement Advisory Board
  • Submit project for review by the Capital Projects Advisory Board
 

2. Design
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A final design in produced with feedback from both the customer and Project Management staff.  The goal is to develop a design that meets the project’s programmatic needs, is compliant with applicable standards, and is within budget. Objectives:
  • Establish a contract with a design firm
  • Hold project team meetings with the design firm
  • Determine the best method for contractor selection
  • Review the final design and cost estimates
  • Approve the design and budget
 

3. Development of Construction Documents
Check List
 
After design approval, detailed construction drawings and building equipment specifications are prepared showing how the building or project is to be constructed.  These documents provide contractors the level of detail needed to calculate construction costs and bid on the project.  Unless design or programmatic issues surface, customer input and review is not required. Objectives: 
  • Prepare construction documents
  • Begin planning for the construction period
  • Review construction documents
  • Prepare construction bid documents
 

4. Bid Process
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Once construction bid documents are ready, they are released via a formal bid-opening process.  When the bids have been returned, they are reviewed and the project is awarded according to purchasing policies.  Alternative contracting methods such as design build or construction manager and general contractor (CM/GM) follow a different procurement process.  These types of projects require an exemption to the normal public purchasing process. Objectives:
  • Solicit bids
  • Review returned bids
  • Award the project to the selected contractor
 

5. Construction
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During the construction phase, Project Management acts as a clearinghouse for information on projects.  We visit the construction site to ensure work is progressing on schedule and on budget. Objectives: 
  • Assistance in obtaining building permits
  • Relocate building occupants, if needed
  • Conducting a pre-construction meeting
  • Give approval to begin construction
  • Monitor compliance with construction documents
  • Keep all stakeholders well-informed
  • Solve problems that may arise
 

6. Occupancy
People
 
As construction nears completion; we will assist clients with their move into the new or improved facility.  We also coordinate commissioning of building systems, which involves testing and calibrating such building features as fire alarm and suppression system, and heating, ventilation and air-conditioning equipment. Objectives:  
  • Commission building systems
  • Coordinate client’s move into the new space or facility
  • Close out project budget
 

How you can help!
 
We are committed to providing the highest quality service.  To achieve this, we need your help. We ask you to take these responsibilities.

Decision making
Assign someone to the project team. This person should have high level decision making authority and access to all parties required to make final budget and program decisions.

Architect and contractor relationships
The Project Manager is the sole administrator for construction and improvement contracts. Please direct any questions or concerns regarding the performance or activities of contractors to the assigned Project Manager. No one else can give direction to contractors.

Construction disruptions and inconveniences
We make all prudent efforts to reduce or eliminate construction-related inconveniences to occupants and visitors; some are unavoidable.  Some inconveniences are inevitable and it helps greatly if you keep your staff informed of the realities of the temporary situation.
 

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Contact Us

Phone: (503) 378-2865
Fax: (503) 373-7210

Quick Reference

Pre-design
Design
Construction Docs
Bid Process
Construction
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