The Six Phases of a Capital Project

1. Pre-Design
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 programmatic requirements
• Explore alternative facility solutions
• Form a project team
• Select a design firm if one is to be used
• Produce a pre-design program
• Establish project financing
• Submit project for review by the County Administrator
• Submit project for review and approval by the BOCC when required

2. Design
A final design is 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
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
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
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
• Conduct 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
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