Laboratory Design, Construction, and Renovation Participants, Process, and Product (2000) / Chapter Skim
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2 Process Issues
2 Process Issues
Pages 28-58
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From page 28... ...
During the planning and construction phases, a great number of decisions will have to be made. To ensure a rigorous decision-making process, formal lines of communication and authority among the participants should be established early in the planning stages.
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From page 30... ...
Sufficient funds should be allocated for this vital phase. The predesign phase often includes an inventory and evaluation of existing facilities, identification of facility program requirements, development of preliminary planning alternatives, and completion of preliminary cost estimates.
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From page 31... ...
The role of the individuals within the client group is to provide input for various components of the predesign phase including facility programming, facility evaluation, and site planning. The responsibilities of the client team during the predesign phase typically include input to and review of the various documents that will be included in the predesign phase report, including a facility evaluation, facility program, preliminary design alternatives, and preliminary construction cost estimates.
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From page 32... ...
The project leader works closely with the user representative and is often the liaison between the client team and the senior administrators as well as between the client team and the other members of the client group. He or she is responsible for the sustained progress of the project; serves as the primary point of contact for all communications between the client group, design group, and the construction group; and ideally attends all meetings scheduled to discuss existing facility evaluation, proposed facility program requirements, renovation scope, and/or new construction size and site.
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From page 33... ...
Predesign phase participants and recommended communication paths are illustrated in Figure 2.2. PRELIMINARY CONSIDERATIONS Goals and Objectives Goals and objectives should be established by the client with the assistance of the design professional at the beginning of the predesign process to define those aspects of the project that are important to the client.
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From page 34... ...
Predesign Phase Report Elements Facility Evaluation If the proposed project is to include an addition to and/or renovation of an existing laboratory facility, the predesign phase should include an existing-conditions evaluation, which is needed to generate a description and preliminary cost estimate for renovations required to bring the facility up to current stan
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From page 35... ...
The summary is typically a list of space types, quantities, and space allocations. The detailed facility program usually includes a program summary supported by diagrams of space types and detailed data worksheets of function, anticipated activities, proposed fixed and movable laboratory furnishings and equipment, proposed laboratory services, and required environmental characteristics (e.g., temperature, relative humidity, lighting levels)
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From page 36... ...
Components of a facility program are given in Box 2.3. Planning Alternatives Planning alternatives should be developed after the requirements of the project are determined, should be based on the facility evaluation and program, and should take into account the sequence of construction or renovation activities.
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From page 37... ...
Preliminary Cost Estimates The description and proposed phasing for each planning alternative are used in conjunction with the facility program to generate preliminary construction cost estimates for each alternative. If a complete facility program was not used as the basis of the planning alternatives, information such as construction characteristics, fixed and movable laboratory equipment, laboratory services, mechanical, electrical, plumbing systems and equipment, and site development and utilities may be needed to generate the preliminary construction cost estimate.
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From page 38... ...
Application of Predesign Phase Report Build versus Renovate One purpose of developing planning alternatives is to help decide whether to build a new or renovate an existing research facility. Evaluation of the planning alternatives should consider all of the issues related to a complex research laboratory project and should quantify the issues in terms of time and money.
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From page 39... ...
However, the frequency of the design group's formal meetings with and presentations to the client team differs throughout the design and documentation phases: such meetings and presentations are frequent in the schematic design phase, less frequent in the design development phase, and periodic in the construction document phase. The involvement of the client team, by contrast, increases throughout the design and documentation phases because of the quan
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From page 40... ...
Typically, the design group provides the client team with drawings and specifications at the conclusions of the schematic design and design development phases. Drawings and specifications are also provided at various times during the construction document phase.
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From page 41... ...
Necessary changes identified in the design and construction documents by the client team should be indicated in such a manner that they can be clearly identified by the design professional. The annotated design and construction documents should then be returned to the design group, with the client team retaining a copy to facilitate future verification that the desired changes or corrections have been made.
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From page 42... ...
Small-scale issues include the configuration of individual spaces within the laboratory facility as well as the arrangement of elements laboratory benches, fume hoods, desks, and other large pieces of equipment and storage unitswithin those spaces. Modular design, which uses a similar dimensional module for various space types, and generic laboratory planning, which uses a similar arrangement of the elements contained within each individual space, are the preferred methods for new laboratory construction.
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From page 43... ...
The products of the schematic design phase typically include architectural drawings such as a site plan, floor plans for all new or renovated floors, exterior elevations (for new facilities) , and building sections (to explain floor-to-floor heights)
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From page 44... ...
Construction of a full-size mock-up of the proposed laboratory module, permitting users to evaluate the proposed design prior to committing to the design and construction of several laboratories of a similar design, is highly recommended, particularly prior to the commencement of construction documents. The client team must make the effort to understand the general and specific aspects of the design, the user representative should actively participate in the development of design elements, and the client's senior administrators should
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From page 45... ...
If all design decisions were made and all design approvals were obtained during the design development phase, then the architect and engineers can focus on developing construction documents that are consistent with the previously approved design documents. However, research laboratory facility projects require a substantial amount of coordination among the various project components, including architectural, structural, mechanical, electrical, plumbing, and fire protection systems and equipment.
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From page 46... ...
An important point of this phase of the project is that the construction documentation for the laboratory facility may require clarification, and so the input and evaluation offered by the construction phase team often determines the final quality of the project. A specific procedure must also be developed to handle evolving user needs and desires and construction document omissions and errors, in order to minimize change orders and keep the construction project on schedule and on budget.
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From page 47... ...
The negotiated contract, which can also start with an advertisement and a review/prequalification process, is often used with a contractor or construction manager known to the client or architect/engineer, or recognized by the industry. Following completion of the construction documents, the contractor or construction manager may obtain competitive bids on the various project components.
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From page 48... ...
The user representative brings users' issues to the attention of the construction-phase team and reports regularly to the senior administrator about the progress being made in the construction phase. One member of the client group should act as the internal construction administrator, providing technical oversight for the client.
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From page 49... ...
The construction group, which typically includes the general contractor and/or construction manager and subcontractors, is the most heterogeneous of the three participant groups involved in the construction phase of a laboratory construction or renovation project. The general contractor/construction manager is responsible for the construction schedule, quality, methods, materials, direction of labor, and job safety and site security; for seeking construction permits and assisting the client team in obtaining occupancy permits; and for start-up activities and providing the client group assurance the facility can be occupied.
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From page 50... ...
The meetings should be attended regularly by the client project manager, the architectural and engineering project manager, the construction administrator, the general contractor's supervisor, the EH&S representative, and other experts as needed. Establishment of Construction Phase Milestones Construction phase milestones should be established as early as possible in the construction phase.
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From page 51... ...
It is essential that the shop drawings submitted by the vendors and subcontractors be thoroughly reviewed both by the general contractor and by construction administrators representing the client and design groups. A large fraction of change orders are necessitated by problems arising from inconsistencies between the subcontractor shop drawings and the construction documents.
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From page 52... ...
Implementing previously developed cost reduction design alternatives can offset cost overruns created by unforeseen events. These alternatives should ideally be developed during the construction document phase to provide some degree of flexibility should the general contractor bids exceed the established budget or should cost overruns be created by unforeseen conditions.
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From page 53... ...
Also during this phase the client group is familiarized, in a process called building commissioning, with the procedures required to operate and maintain the research facility. Just as decisions made during the predesign, design/documentation, and construction phases affect building performance and use for the life of the facility, the building commissioning phase of the process, in which the client verifies that the building was built and will operate as planned, also starts in the predesign and design phases.
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From page 54... ...
However, building commissioning is really a process that provides the client with assurance that the building has been programmed, designed, constructed, and put into service according to the client's expectations. There are several different aspects of building commissioning; they include opportunities for operations and management input into final design decisions, system verification, the provision of operations and maintenance manuals, and the production of "as-builts." During the design phase, the building commissioning process provides the group that will operate the building systems usually the operations and management department and the facilities management department, an opportunity to recommend the systems they will maintain.
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From page 55... ...
and is usually done after the first year of operation. This review allows the client and others involved with the project to determine how the building is performing and how to improve the overall facility program.
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From page 56... ...
Postconstruction Interactions When a construction or renovation project is completed and commissioned, the owner's responsibility for communication does not end. It will shift, however, into a new arena.
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From page 57... ...
Designers and owners of buildings recognize that there are many such choices and trade-offs among initial construction costs, recurring operations and maintenance (O&M) costs, and building performance.
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From page 58... ...
2. Implement a predesign phase.
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