PRE-CONSTRUCTION SERVICES: Developing a Partnership to Establish and Maintain a Realistic Project budget and Schedule..

Transcription

1 PRE-CONSTRUCTION SERVICES: Developing a Partnership to Establish and Maintain a Realistic Project budget and Schedule..

2 . Who are the Members of this Partnership? NYP FDC PM Architect and Engineer NYP Project Administrator (PA) Clinical Team NYP Safety, Epidemiology, Biomed, and IT GC or CM Chosen from a select list the top Hospital in the NY area needs the top GC s and CM s

3 THE IDEAL PROJECT: Empty Site New Building New Program We will never have this!

4 We Put Patients First Completion % of Total SF # Beds WC Center CU Center % 223 Payson, N,M,L,K,F, J, Annex, WD Eye, Presbyterian, Vanderbilt, Harkness, MSC-N & C, Neuro, Service, Eye Research Completion % 1,072 Starr Milstein, Allen, Irving % 1,036 Greenberg, ATSC MSC-Tower, Heart TOTAL 2,331

5 How to Address Real-Life Conditions: STEP 1: Establish Scope Both Program Scope and Hidden Scope STEP 2: Establish Phasing, Schedule, and Logistics STEP 3: Establish a Reliable Budget

6 FEASIBILITY PHASE IS CRITICAL: STEP 1: Establish Scope Both Program and Hidden Scope Program Regulatory Requirements Age of Building/Infrastructure Impact on Adjoining Areas Decants GC-CM Role STEP 2: Establish Phasing, Schedule, and Logistics STEP 3: Establish a Reliable Budget

7 1 ESTABLISH SCOPE: Regulatory Requirements Program What the client thinks is the project Department What FGI Guidelines/DOH mandate Compartment What Life Safety Code dictates (Add Illustration)

8 1 ESTABLISH SCOPE: Regulatory Requirements Program What the client thinks is the project Department What FGI Guidelines/DOH mandate Compartment What Life Safety Code dictates

9 1 ESTABLISH SCOPE: Program Scope Familiar GC-CM Role Evaluate Constructability Propose Options Construct Mock-ups

10 1 ESTABLISH SCOPE: Regulatory Requirements Potential Departmental Scope: Support Spaces Soil Utility Rooms Clean Work Rooms Janitor Closets Exam Rooms Patient/Staff Bathrooms Compliance Issues Do you have them? Ventilation Provided? ADA Accessible?

11 1 ESTABLISH SCOPE: Regulatory Requirements Potential Compartmental Scope: Penetrations/Fire Stopping Fire/Smoke Dampers Egress Path all the Way to the Exterior! ILSM elements ICRA elements

12 1 ESTABLISH SCOPE: Regulatory Requirements Real Life Examples: CU SPECT CT Replacement New Equipment did not fit. New location required creation of new waiting area, patient toilet, interview space, recovery and soiled utility. CU Transplant As a result of need to separate Article 28 and Non-Article 28 areas, a Reception Reno turned into a gut renovation to new patient intake, exam rooms, clean & soiled rooms. MSCHONY Pediatric Cardiology Required modification to mechanical room and stair to meet 50/50 rule for egress. WC Lab Central Stores ADA Bathroom, sprinklers for egress corridor, leading to asbestos abatement.

13 1 ESTABLISH SCOPE: Regulatory Requirements GC-CM Role: Investigate (following ICRA requirements) Price Exploratory work is part of scope

14 1 ESTABLISH SCOPE: Age of Building/Infrastructure There is no such thing as a tenant fit-out at NYP! Costs to upgrade underlying building infrastructure must always be considered part of the project cost. Existing Conditions Documentation has been updated 2,000 new drawings uploaded over past 15 months. Must still investigate and CONFIRM

15 1 ESTABLISH SCOPE: Age of Building/Infrastructure Building Envelope roofs/facades/windows Electrical Panels & Systems Fire Alarm/suppression System HVAC replace to current standards Plumbing risers/shut-off valves Nurse Call System Hazardous Materials asbestos, lead, vermiculite, contaminated soil, mold Historic Landmark Designation (Westchester)

16 COST COMPARISON: RENOVATING OLD BUILDING VS. NEW CONSTRUCTION

17 1 ESTABLISH SCOPE: Age of Building/Infrastructure GC-CM Role: Investigate Price Exploratory work is part of scope

18 1 ESTABLISH SCOPE: Impact on Adjoining Areas Preconstruction Risk Assessment (PCRA) Noise/Vibration Plumbing Connections Air Quality/Infection Control Alternate Access/Egress Routes Example: Linac 1 & 2 - Vibration from chopping concrete felt in other Radiation Oncology Rooms and in ED. Impacted construction schedule (weekend OT required) and construction methods (core drilling was to be used) Example: GP-11S Plumbing connections required access to patient bedrooms and bathrooms on 10C & 10S oncology and geriatric units. Schedule delayed.

19 1 ESTABLISH SCOPE: Impact on Adjoining Areas GC-CM Role: Investigate Evaluate Constructability Provide impact on price and schedule Suggest Alternatives

20 1 ESTABLISH SCOPE: Decants Must be included as part of base scope of project May be temporary or permanent Must be Code Compliant Example: WC Surgical Recovery. Could not be renovated in place due to DOH adjacency requirements. Necessitated relocation of another service to allow for a code-compliant recovery area. Example: GP-11S Plumbing connections required access to patient bedrooms and bathrooms on 10C & 10S oncology and geriatric units. Schedule delayed. Example: Westchester Swing Unit.

21 1 ESTABLISH SCOPE: Decants GC-CM Role: Provide impact on price and schedule Always price worst case scenario

22 2 How to Address Real-Life Conditions: STEP 1: Establish Scope Both Program and Hidden Scope STEP 2: Establish Phasing, Schedule, and Logistics STEP 3: Establish a Reliable Budget

23 2 SCHEDULE/PHASING/LOGISTICS: Establish and Maintain Realistic Schedule Incorporate the Following where Required: Long Lead Items/Pre-Ordering Sequential Phasing Maintain Occupancy of Space During Construction vs. Decant Maintain access to adjoining spaces Maintain smoke/fire Barriers Example: WC Psych ED had no viable decant location. Had to be phased to allow occupancy during construction. Example: GP-6 Peds Neuro ICU Needed to install new fire barriers before old could be removed. Needed to maintain secure access to GP-6S Peds ICU.

24 2 SCHEDULE/PHASING/LOGISTICS: GC-CM Role Establish Realistic, Achievable Schedule Clearly Identify Assumptions for Maintaining Schedule Evaluate Alternative Scenarios

25 3 How to Address Real-Life Conditions: STEP 1: Establish Scope Both Program and Hidden Scope STEP 2: Establish Phasing, Schedule, and Logistics STEP 3: Establish a Reliable Budget

26 3 Establish and Maintain a Reliable Budget: GC-CM Role Incorporate regulatory requirements, required infrastructure upgrades, impact on adjoining areas, decants, and schedule. Establish current cost Provide escalated cost Identify budgetary assumptions Provide budgetary options Provide budget verification at each project phase

27 CONCLUSION: Team Work is Key! A thorough and complete evaluation of scope, schedule and budget at Feasibility Phase results in a reliable project scope and budget that will Avoid Budgetary Shortfalls Budget is FIXED at conclusion of Feasibility there will be no more money! Avoid change orders during construction Avoid schedule delays during construction Result in owner savings and GC-CM profit

28 Ultimate Goal: Enhanced Environment of Care