To allow phased construction to occur on University construction projects without undue burden. Phased construction is not intended to be utilized as a bidding division and will not be allowed.
What are the phased construction drivers for these projects?
- Buildings or areas of buildings under construction are occupied
- Timeline for: public access, classes starting, seasonal activity schedules, research waiting, etc.
- Incomplete design arch/engineering, fast tracking
- Project complexity
- Logistics and project sequencing
- Political commitments
An inspection status in Accela indicating a final approval of a construction phase allowing occupancy of that phase area. The expectation is the phased areas designated “Partial Complete” require no further inspections and may be occupied.
- Construction sequencing following a logical path allowing certain areas, floors or building sections, to be completed and occupied as construction progresses. With phased construction overlap of some built systems will likely occur.
- Alternatively, construction sequencing following a logical path allowing certain building sections to commence construction i.e., Phase 1 - foundation and shell followed by Phase 2 - interior buildout.
A common nomenclature designating all phases of construction - building, mechanical, electrical, plumbing and fire - shall have the same nomenclature and general location, and be indicated on the construction documents.
Phased Construction Conditions
In order for phased construction to be effective the following apply:
- Phase designations and locations are determined by the design team, specifically the Architect and Mechanical Engineer.
- Phase locations will primarily align with mechanical systems and/or logical dividers as determined by the design team. This is due to mechanical systems balancing requirements.
- Partial Complete phased areas are required to be balanced. At the end of construction, all phases may need to undergo a complete balance or verification that balance is unchanged.
- Fire sprinkler and alarm systems must be complete, functional, and overlap phase(s) when necessary.
- The exit system and/or the approved temporary exiting system shall function and be maintained throughout the project and project phases.
- The continuity of other building systems throughout occupied areas shall be maintained.
- The contractor assumes any risk with phased construction.
Phase Completion Process
- General Contractor/Trade Contractor requests a final inspection for a designated phase.
- The inspectors perform the final inspections in proper sequence for that phase.
- As the inspections are approved for that phase, the inspection status for all trades become “Partial Complete.”
- If the inspection is not approved for that phase the inspection status becomes “Fail.”
- Under both cases an accurate description will be recorded into the comments including: scope of work, phase designation, and any corrections if necessary.