Procedures for Phased Construction Projects

Purpose

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
  • Funding
  • Political commitments

Definitions

Partial Complete

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.

Phased Construction

  • 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.

Phase designation

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.