Building Design and Construction Handbook - Merritt - Ventech!

2.12 SECTION TWO
2.9 ACCELERATED DESIGN AND
CONSTRUCTION
The traditional process of design and construction and the roles and responsibilities
of the various parties need not be changed when fast track, an accelerated design
and construction process, is required. However, this process can affect scheduling
and personnel assignments.
In the traditional process, the entire facility moves phase by phase through the
entire development process, that is, programming, design, design development, construction
documents, bid and award of contracts, construction and acceptance of
completed project (Art. 2.7). With any form of accelerated design and construction,
the final phases remain substantially the same, but the various building systems or
subsystems move through the development process at different times and result in
the release of multiple construction contracts at various times throughout the process.
For any project, basic building siting is determined early in the design process.
Therefore, at an early stage in design, a construction contract can be awarded for
demolition and excavation work. Similarly, basic structural decisions can be made
before all details of the building are established. This permits early award of foundation,
below grade utility work, and structural work contracts. Under such circumstances,
construction can be initiated early in the design process, rather than at the
conclusion of a lengthy design and contract preparation period. Months and even
years can be taken out of the traditional project schedule, depending on the scale
and complexity of the project. Purchase of preengineered, commercially available
building systems can be integrated into the accelerated design and construction
process when standard system techniques are employed, reducing time even more.
The major requirements for a project in which design and construction occur
simultaneously are
• Accurate cost management to maintain project budgets.
• Full understanding of the construction process by the client, contractor, and design
professionals so that design decisions and contract documents for each building
system or subsystem can be completed in a professional manner that addresses
the requirements of the ongoing construction process.
• Organized and efficient management of the construction process with feedback
into the design process to maintain a clear definition of the required contract
packages and schedule.
• Overall project cost control and project construction responsibilities, including
interface management of independent prime contracts, should also be established.
Often the major purpose of accelerated design and construction is to reduce the
effect of rapidly increasing construction costs and inflation over the extended project
design and construction period. For projects extending over several years, for example,
contractors and subcontractors have to quote costs for providing material
and labor that may be installed several years later. In most cases, the costs associated
with such work are uncertain. Bid prices for such work, especially when it
is of large magnitude, therefore, must be conservative. Accelerated design and construction,
however, brings all the financial benefits of a shortened project duration
and early occupancy and reduces the impact of cost escalation. Also, bid prices can
be closer to the actual costs, thus reducing bidding risk to the contractor. The