Renaissance Partners provides a comprehensive management team to insure that the intended design is delivered to meet all schedule requirements and remain within the approved project budget.  Design / construction supervision, coupled with a detailed cost and project reporting system, provides the Owner with current updates as to total project status and milestone achievement.  Substantial experience in the project design process, augmented by extensive construction management experience, provides a unique balance to the process of developing a wide variety of environments for our clients.  Quality assurance and insuring that our clients receive value for their project expenditures is essential to our success.

SCOPE OF SERVICES (download)

Entitlements Coordination:

Considering how the entitlement process is unique to each individual project and jurisdictional municipality, our entitlement coordination services are as varied as the individual projects themselves.  When we have had a leadership role in the overall entitlement process, we have coordinated the selection of the individual team members w/ the Client and usually their legal counsel and led the team throughout the entitlement / Development Agreement process.  On other projects, we have served as the day-to-day coordinator w/ the entitlement team to insure schedule commitments are met, inter-team communication is occurring, and that the City and the Client are kept current at all times as to progress.

Pre-Construction:

• Finalize project team requirements and solicit service proposals for review and approval.
  

• Finalize project reporting and recordation requirements.

• Determine City permit requirements and projected plan check duration.

• Develop a comprehensive fee schedule and determine document submittal schedule.

• Determine Client approval time frame to insure that permit issuance complies with construction schedule constraints.

• Determine schedule format and frequency of required updates.

• Identify team reporting requirements.

• Finalize occupancy requirements.

• Finalize the comprehensive project budget.

• Establish the date of determination for a Guaranteed Maximum Price.

Schematic Design:

• Integrate all required professional disciplines into the process and establish clear expectations and required target completion requirements.

• Coordinate the phasing and scheduling of required document preparation for review and approval.

• Investigate design-build /design-assist opportunities with design team and the General Contractor (GC).

• Finalize client design input and approval process.

• Establish and lead weekly project team and City coordination meetings.

• Finalize client design input and approval process.

• Establish and lead weekly project team and City coordination meetings.

• Coordinate comprehensive code, budget, and schedule review (each phase).

• Coordinate the finalization and update of project visuals (models, renderings,material/samples boards, etc.).

• Coordinate Schematic Design for review and approval.

• Conduct preliminary code/ Fire Department design review.

• Issue initial comprehensive budget and schedule for review and approval.

Design Development:

• Coordinate design adjustment in accordance with previous phase budget update.

• Coordinate construction implementation analysis for material pre-order.

• Identify peer review team and schedule for review and reporting.

• Begin mock-up review and material sampling for review and approval.

• Begin formal code review and approval at 50% completion of DD (final with City at completion of this phase).

• Finalize all design-build and design-assist opportunities.

• Finalize sub-contractor qualification process- coordinate preparation of sub-bid forms and contract procedures.

• Coordinate Design Development for approval.

• Establish a Guaranteed Maximum Price for the project, identify update requirements and overall project schedule.

• Coordinate Owner requirements for furnishings, fixtures, and accessories.  Negotiate/select dealers and procure pricing proposals.

Construction Documents:

• Insure that the General Contractor participates in the preparation of the Construction Documents (mandatory).

• Accelerate City approvals on a phased basis if necessary (target is to have a permit-ready set of documents at the end of this phase).

• Coordinate execution of all required permits.

• Finalize and implement applicable peer review comments.

• Establish and monitor final construction schedule.

• Coordinate a final constructability / code review w/ GC and applicable sub-contractors.

• Coordinate site mobilization and final pre-construction activities.

• Review Guaranteed Maximum Price status.

Construction:

• Coordinate weekly construction meetings and documentation preparation.

• Establish a system to manage Requests For Information, design and material submittals, field log documentation, shop drawings, and external trade coordination.

• Coordinate continual schedule updates to identify client milestones, City requirements, etc.

• Coordinate all project reporting (meeting notes, consultant updates, City status, etc.)

• Provide overview and tracking of City-provided services including plan check, permitting, and inspection.

• Coordinate all necessary approvals to insure timely occupancy.

• Prepare a comprehensive monthly billing review package for all project invoices.  Submit to Owner for approval and payment.

• Provide on-site construction observation of personel.

• Coordinate generation of progress and final punch lists and project close-out items.

• Review construction progress and billing to verify GMAX compliance.

Occupancy / Project Close-out:

• Insure coordination and cooperation between design, construction and the occupancy team.

• Coordinate receipt of all necessary occupancy permits.

• Assemble and coordinate all systems training and warranty information.

• Coordinate filing of the Notice of Substantial Completion and final payment to the GC, including retention (all unconditional lien releases are in place).