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PLANNING & DEVELOPMENT

Strategic Project Planning & Development

B UILD IN G C O MMISSIO N IN G

by the WBDG Project Management Committee Last updated: 06-21-2010

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Excellence in Pro ject Management is achieved thro ugh effective Overview management and o versight o f a co mplex pro cess unique to each Major Resources pro ject. Co ntempo rary institutio ns and o rganizatio ns are increasingly realizing that traditio nal fo rms o f management —based o n the same appro ach to every pro ject—canno t meet the needs o f to day's eco no mic, so cial, and business enviro nment. Additio nally, the pro cesses can be streamlined based o n techno lo gies and efficiencies no t previo usly available. See o ur reso urce guide fo r mo re info rmatio n o n best practices.

This section of the WBDG provides guidance on integrated planning and development processes to establish an owner's expectations for project scope, budget, and schedule. It also provides guidance on managing the team during the planning, design, construction, and occupancy phases of a project.

Achieving Sustainable Site Design through Low Impact Development Practices Balancing Security/Safety and Sustainability Objectives Construction Phase Cost Management Construction Waste Management Cost Impact of the ISC Security Criteria VIEW ALL RELAT ED (14 ) VIEW RESO URCE PAG E INDEX

Project Requirement s Pro ject inceptio n and preliminary planning require tho ughtful definitio n o f go als and needs (Pro ject Sco pe); master planning to acco mmo date anticipated future needs; evaluatio n o f pro ject alternatives; identificatio n o f site requirements; funding requirements; budget autho rizatio n cycles and/o r financial impacts; and pro ject phasing. There are to o ls available that help define the go als and o bjectives fo r the pro ject that let all stakeho lders have a vo ice in making the pro ject successful.

The risks asso ciated with making mistakes in this part o f the pro cess are great, since their impact will be felt acro ss the pro ject develo pment pro cess and in the final pro ject results. Fo r mo re info rmatio n, see links belo w in the Majo r Reso urces sectio n.

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Delivery Met hods There are many appro aches to achieve successful pro ject design and co nstructio n. The Delivery Metho ds are driven by the pro ject's sco pe, budget, and schedule. So me o f these metho ds include Traditio nal (Design/Bid/Build), Integrated Delivery Pro cess (where all stakeho lders have a financial incentive to wo rk to gether to pro duce the desired results), CM (also called CMc, o r Co nstructio n Manager), Design-Build, Bridging, Lease/Build and Lease Buy Back. The selectio n o f a delivery metho d will in turn influence the team co mpo sitio n, schedule, budget, and management plans to be fo llo wed thro ugho ut the pro cess.

Project Management Plans A Pro ject Management Plan (PMP) do cuments key management and o versight tasks and is updated thro ugho ut the pro ject as changes o ccur. The plan includes definitio n o f an o wner's pro gram go als, technical requirements, schedules, reso urces, budgets, and management pro grams. It also pro vides a vehicle fo r including efficiencies in the design and co nstructio n phases o f all buildings. It will also serve as the basis fo r co mpleted co nstructio n do cuments and o utline the co mmissio ning plan fo r finished executio n.

Design St age Management

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Once a design team has been agreed upo n and assembled, the o wner needs to co o rdinate and manage the pro ject's design phases. Design management requires the o versight o f schedules and budgets; review o f key submissio ns and deliverables fo r co mpliance with pro gram go als and design o bjectives; verificatio n o f stakeho lder input fo r inclusio n; verificatio n o f co nstructio n phase functio nal testing requirements; and appro priate applicatio n o f the o wner's design standards and criteria. This stage sho uld also define the criteria fo r assessing quality measurement to ensure the pro ject's success. Determining appro priate go als and o bjectives at the beginning o f the pro cess, during a visio ning sessio n, and measuring their implementatio n o ver the life cycle o f building and co nstructio n has been pro ven to increase o verall building quality and reduce pro ject co sts and timing to delivery.

Delivering and Measuring Building Qualit y Go o d design is derived fro m a co mplex and creative pro cess enco mpassing a wide range o f activities, elements and attributes. A standard fo r measuring building quality has been created by the Co nstructio n Industry Co uncil (CIC) and it measures the key attributes that co nstitute go o d design and pro duces high perfo rmance buildings. The CIC has develo ped the Design Quality Indicato r (DQI) a standard metho d o f assessing the quality o f buildings in three main areas: Functio nality, Build Quality and Impact. Functio nality is co ncerned with the arrangement, quality and inter-relatio nships o f space and the way in which the building is used. Build Quality relates to the engineering perfo rmance o f a building which includes structural stability and the integratio n and ro bustness o f systems, finishes and fittings. Impact refers to the building's ability to create a sense o f place and have a po sitive effect o n the lo cal co mmunity and enviro nment. DQI also enco mpasses the wider effect the design may have o n the art o f building and architecture. It is the interplay between all o f these facto rs that creates a truly high perfo rmance building. The o verlapping nature is demo nstrated belo w:

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Const ruct ion St age Management This stage sho uld include all o f the co mpo nents invo lved with co nstructio n and do cumentatio n fo r the pro ject. The team members invo lved in this phase will be respo nsible fo r Requests fo r Info rmatio n (RFIs), Change o rder management, co nflict reso lutio n, inspectio ns, submittal reviews, adhering to schedules and co o rdinating timely payments. Oversight in this area is critical because it has significant impact o n a pro ject's to tal co st.

Using Building Inf ormat ion Modeling (BIM) Building Info rmatio n Mo deling (BIM) is the pro cess o f generating and managing building data during its life cycle Typically it uses three-dimensio nal, real-time, dynamic building mo deling so ftware to increase pro ductivity in building design and co nstructio n. The pro cess pro duces the Building Info rmatio n Mo del (also abbreviated BIM), which enco mpasses building geo metry, spatial relatio nships, geo graphic info rmatio n, and the quantities and pro perties o f building co mpo nents. Utilizing BIM has the po tential to save pro ject time and co st and increase o verall pro ductivity o f co nstructio n and delivery o f building pro jects with less rewo rk, design, and co nstructio n erro rs.

The advantages o f BIM o ver the traditio nal design and co nstructio n pro cess are significant (so urce: Co nstructio n Delivery Systems, Lo rence H. Slutzky, 20 0 8 ): 1. BIM single data entry into o ne mo del avo ids the o ppo rtunity fo r inco nsistency and erro r o f repeated input o f identical data in multiple media. Data o nce entered o r altered is available in the single current mo del available to all.

2. BIM design efficiency reduces the co st o f design and preparing co ntract do cuments.

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3. BIM base info rmatio n is unifo rm and shared with all participants.

4. BIM three dimensio nality and so ftware identify physical co nflicts between elements reducing significant co nstructio n delay, and extrao rdinary additio nal expense. Where mo dificatio ns are suggested, the impact o f the pro po sed changes are immediately apparent, subject to evaluatio n and reco nsideratio n.

5. BIM three dimensio nality assists in sequencing and co nstructability reviews.

6 . Co nfidence in sho p drawing and fabricatio n accuracy is impro ved by BIM because the mo del can pro vide co nstructio n details and fabricatio n info rmatio n. Mo re materials can be fabricated mo re eco no mically o ff site under o ptimal co nditio ns due to the co nfidence in the accuracy o f the fabricatio n.

7. BIM can link info rmatio n to quantify materials, size and area estimates, pro ductivity, material co sts and related co st info rmatio n.

Overall, the BIM digital mo del beco mes a rehearsal o f co nstructio n and can help identify co nflicts and their reso lutio n befo re actual co nstructio n do llars are spent.

Building Commissioning Co mmissio ning (Cx) is a systematic pro cess o f ensuring that building systems perfo rm interactively and effectively acco rding to the design intent and the o wner's o peratio nal needs. This is achieved by do cumenting the o wner's requirements and assuring tho se requirements are met thro ugho ut the entire delivery pro cess. This invo lves actual verificatio n o f systems perfo rmance and integratio n; co mprehensive o peratio n and maintenance (O&M) do cumentatio n; and training o f the o perating perso nnel. Building Co mmissio ning Services may include Co mmissio ning Plans, To tal Building Co mmissio ning, Systems Co mmissio ning, Pre-installatio n Perfo rmance Testing/Co mmissio ning, ReCo mmissio ning, Retro -Co mmissio ning, and LEED Certificatio n.

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MAJOR RESOURCES Publicat ions AIA Handbook on Project Delivery AIA Califo rnia Co uncil Capstone: The History of CM Practice and Procedures by the Co nstructio n Management Asso ciatio n o f America. McLean, VA, 20 0 3.

Project Planning Guide by the U.S. General Services Administratio n.

A Guide to the Project Management Body of Knowledge (PMBOK® Guide)—4th Edition , Pro ject Management Institute, 20 0 8 .

Design Values – Measuring the Economic Value of Investing in Architecture and Design (PDF 1.10 MB, 8 p g s ) by Marc S. Sallette PDFmyURL.com

APM Body of Knowledge – 5th Edition , Asso ciatio n fo r Pro ject Management, 20 0 6 .

Organiz at ions Building Co mmissio ning Asso ciatio n Co nstructio n Management Asso ciatio n o f America Design Build Institute o f America Pro ject Management Institute Asso ciatio n fo r Pro ject Management (APM)

Scheduling Sof t ware Metho d123 Pro ject Planning Kit Micro so ft Pro ject Primavera Systems SEER by Galo rath Serena So ftware

Tools Co nstructio n Waste Management Database DQI Wo rk Order Management and Asset Tracking so lutio n, Wo rko rderama™ (a co mplete CMMS)

Sample Const ruct ion Relat ed Forms Construction Phase Forms Change Request Lo g Co ntracto r's Daily Repo rt Request fo r Info rmatio n (RFI) RFI Lo g—Sample Po ints o f Co ntact Preco nstructio n Co nference—Sign In List Construction Documents Checklists Preco nstructio n Co nference—Checklist and Minutes Co nstructio n Inspectio n—Checklist Design Requirements/Pro visio ns/Co nsideratio ns—Checklist BACK TO TO P

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