Design & Preconstruction Services
After reviewing the Due Diligence Services deliverables with the you, the next step is to gain the approval to move forward with Design & Preconstruction Services. These services primarily consist of producing construction documentation, process coordination, permitting, budgeting and approvals that result in the creation of a set of approved permitted construction documents that can used for final pricing and construction. This includes but not limited to the following:
· Conceptual site plan (if not already created and approved during the due diligence phase).
· Conceptual building plan (if not already created and approved during the due diligence phase).
· A schematic design plan set, including civil, architectural, structural, and MEP.
· A 30%, 60% , & 100% plan set, including civil, architectural, structural, and MEP.
· Creation of a construction budget based on the 100% plan set.
· Coordination of utilities to ensure that all necessary utilities are available to the site.
· Coordination of submissions for any required permits or zoning changes, including representing the client at any required public meetings.
Other services may be required depending on the site and the client. These may include services such as:
· Coordination of re-platting or re-zoning of the property.
· Coordination of any landlord approvals required for construction on leased property.
· Assistance with preparation of schedules for furnishings, fixtures, and equipment.
· Assistance with building signage.
Utilities
Provisions for both permanent power for the site and construction power are needed. Key items to understand include:
Where the electric service will enter the property.
Whether any new easements are required to provide service to the property or buildings. You will have to execute any required easement documents.
If the electric service provider has to do any construction to provide service (new poles, lines, or transformers), the cost and time frame for doing so. You must pay directly for any electric company construction costs.
For both construction power and permanent power, the Design & Preconstruction Team will contact the electric power provider to have ESI IDs assigned. The Design & Preconstruction Team will also facilitate a site visit that includes the electric service provider and the project manager, if one is assigned, to verify site conditions and plan for power service.
All electric power accounts, including construction power, will be established by you. This will require coordination with the electric service provider and yourself to ensure that an account is established. This process should be started as early as possible to avoid delays in electric power
Schematic Design Plan Review
The schematic design plan set is the first set of plans to be reviewed by you; it represents 30% & 60% plan completion. In the process of generating these, there will be many questions that will need to be answered and revisions that will need to be made. Any intermediate plans do not need to be reviewed with you, unless there are specific questions that you need to answer. The schematic design plan review gives you an opportunity to modify the plans before they are completed. At either phase of the design, you will have the opportunity to confirm the direction and scope of the project and make any necessary changes .
Construction Document Plan Review
The construction document plan review (or 100% design) gives you the opportunity to review the plans before they are issued for bidding and construction. Between the schematic design plan review and the creation of construction documents, there will be many questions that will need to be answered and revisions that will need to be made. Any intermediate plans do not need to be reviewed with you unless there are specific questions that you need answered.
Construction Budget
The Design & Preconstruction Team provides a construction budget based on the full set of construction documents. This will provide material take-offs to determine precise quantities of what is needed resulting in a very detailed budget.
Permitting and Approvals
The permitting and approvals process varies from job to job because the process is dictated by the regulations of the jurisdiction where the site is located. The permitting and approval process may require that the Design & Preconstruction Team or Developer represent the client at city council, planning and zoning, or other public meetings. In most cases, it is useful if both KOTAVIN and you to attend these meetings.
Landlord Approvals
If the site is a leased property, new development or alteration of existing property this may require prior approval by a landlord. This is dictated by the terms of the lease. The Real Estate & Development Team will need to review the lease to determine if approvals are required. If so, Real Estate & Development Team must coordinate these during the development process.
Additional Services
During the course of providing Design & Preconstruction services, it may become obvious that in order to provide a complete project to you, that added services will by required on an hourly rate basis if a fixed rate is not agreed to.