Development Process

Posted on by

10 to12 Months

3 to 4 Months

2 to 4 Months

4 to 6 Months

Pre-Construction 
Phase

Feasibility Analysis

Schematic Design

Detail Design

Contract Package

Feasibility Analysis

  1. Site Acquisition Due Diligence
  2. Site Acquisition Analysis
    • Zoning Study
    • Concept/Program
    • Feasibility Analysis
    • Physical:
    • Environmental Site Assessment
    • Soil Investigation
    • Investigate Development Options
    • Preliminary Cost Estimate
    • Prepare Financial Model
    • Conduct Land Value Analysis
  3. Negotiation
  4. Site Acquisition
  5. Conduct Development Options Analysis
  6. Construction Procurement Options Analysis
    • Design-Bid-Build/G.C.
    • Construction Manager/Guaranteed Maximum Price (C.M./G.M.P.)
    • Design-Build
    • Other
  7. Explore Deal Structuring
  8. Form Special Purpose Vehicle
  9. Solicit Investors
  10. Appoint Lead Consultant (Architect - depends on outcome of the Procurement Analysis)
  11. Issue LOI to C.M.( or Design Builder depending on outcome of the Procurement Analysis)
  12. Commence Zoning Change Application (If Reqd.)

Schematic Design

  1. Positioning on Site
  2. Massing Studies
  3. Basic Building Statistics - Space Analysis
  4. Structural System Selection
  5. Foundation Studies
  6. Curtain Wall Studies
  7. Utility Services Load Letters (Electricity, Water, Sewage, Telecom)
  8. MEP - Schematics
  9. Outline Specs - Architecural & Civil Works
  10. Outline Specs - MEP
  11. Schematic Estimates, Value Engineering (V/E)
  12. Preliminary Schedule
  13. Preliminary Approval
  14. Start RFI Process
  15. Demolition/Abatement Permits
  16. Demolition and Abatement
  17. Write & Finalize Contracts: CM
  18. Write & Finalize Contracts: A/E

Detail Design

  1. Fixed Geometry
  2. Floor Plans
  3. Structural Plans
  4. Foundation Design
  5. Column Schedule
  6. Typical Slab Details
  7. MEP Plans
  8. Specifications - A/S/MEP
  9. Curtain Wall Selection
  10. Building Selection
  11. Vertical Transportation
  12. Prelim. Finish Schedule
  13. Egress/core Plans
  14. Initial Building Dept. Filing
  15. D/D Estimates + Final V/E
  16. Site Logistics (CM or CM/GMP)
  17. On-going Construction Scheduling
  18. Pre-purchase Bid Packages
  19. Curtain Wall
  20. Excavation and Foundation
  21. Elevators
  22. Structural Steel
  23. Pre-cast Concrete
  24. MEP Equipment Schedule
  25. U/G Plumbing/Electric
  26. Excavation and Foundation Permit

Contract Package

  1. Complete All A/S/MEP Drawings
  2. Organize in to Bid Packages
  3. Final Specifications
  4. Building Dept. & other Approvals
  5. Finish Selection
  6. Finish Schedules
  7. CD Estimate
  8. Final Construction Schedule
  9. Alternates and Allowances
  10. Write & Redact Scope Riders
  11. Bid & Award Prebuy trades
  12. Pre-Buy V/E (As Applicable)
  13. Order Materials
  14. Start Shop Drawings
  15. Material Samples/Mock-ups
  16. Curtain Wall Testing
  17. Mobilize Site
  18. Start Excavation & Foundations
  19. Start Site Utilities

3 to 4 Months

18 to 36 Months

4 to 6 Months

12 Months

Pre-Construction 
Phase
Construction 
Phase
Post Construction 
Phase

Tender & Award

Construction

Project 
Close-out

Defects Liability

Tender & Award

  1. Bid/Award G.C.

  2. Bid/Award Trades

  3. OR: Negotiate GMP

  4. Sub Bidders Allowances

  5. Alternates & Allowances

  6. "Last Licks" V/E

  7. Final Drawings Update

  8. "OR Equal" Evaluation

  9. Sub Contracts & Purchase Order

Construction

  1. Mobilization & Logistics
  2. Insurance and Bonding
  3. Permits & Other Filings
  4. Site Safety Plan
  5. Perimeter Fence & SOE
  6. Haz Mat Remediation and Demolitions
  7. Requisitions for Payment
  8. Cost Reporting
  9. Shop Drawings, Submittals & Bulletins
  10. Schedule Updates and Tracking
  11. Inter-Trade Co-ordination and BIM
  12. Start Excav and Foundations
  13. Superstructure w/Hooks
  14. Curtain Wall
  15. Site Utilities
  16. Roof & Sealants
  17. Vertical Transportation
  18. Core & Shell - Rough
  19. Core & Shell - Finishes
  20. Interior/Tenant Rough
  21. Interior/Tenant Finishes
  22. MEP Rough
  23. MEP Equipment and Distribution
  24. MEP Flush, Tests and Balance, Start-up
  25. Sitework & Landscaping
  26. Snag List
  27. Inspection/Sign-offs
  28. Clean-up and Demobilisation
  29. Change orders and claims

Close-out

  1. TCO/PCO/Sign-offs
  2. Final Snag List
  3. "As-built" Drawings
  4. "W.G. & Spare Parts"
  5. Claims And Extras
  6. Substantial Completion
  7. Final Completion
  8. Commissioning
  9. Maintenance Contracts
  10. Final Sub Close-outs
  11. Final Releases
  12. Final Payment
  13. W/G Comebacks
  14. Final Cleaning
  15. Demobilisation
  16. Archiving Records
  17. "Lessons Learned"

Defects Liability Period

Leave a Reply

Your email address will not be published. Required fields are marked *