By DeVon Prioleau
My name is DeVon Prioleau. As an experienced Real Estate Consultant, I advise on some of NYC’s most iconic Programs & Projects which are beautifully designed, technologically advanced, environmentally sustainable, and operationally resilient. More recently, several people within the industry have asked me, “How does one actually go about delivering a large (or small) scale construction project)”
At the core of Project & Program Delivery is the planning out of detailed scopes of work, budgets, schedules, communication, and execution protocols – all done with the goal of minimizing the impact of potential risks for Clients. To ensure that, many moving pieces have to come together.
There are, however, some common themes and principles typically applied, that when rolled-out in sequential order, result in successful project outcomes. The project life cycle includes:
- Phase I: Strategic Planning & Program Development
- Phase II: Schematic Design & Design Development Activities
- Phase III: Construction Documents & Specifications
- Phase IV: Pre-Construction & Professional Team and Long Lead Procurement
- Phase V: Construction & Fit-Out Activities
- Phase VI: Move-in & Close-Out Activities
- Phase VII: Post Occupancy
Phase I: Strategic Planning & Program Development – Typical Scope of Work includes:
- Establish Project Plan
- Develop Initial Baseline Budget
- Cost Drivers & Risk Identified
- Preliminary Due Diligence
- Establish Roles of Team Members
- Develop Preliminary Schedule
Duration: Approx. 2 months
Typical Services Provided: Develop written Policies & Procedures; Creation of a Project Execution Plan to serve as a guide to how each element of project development is managed and coordinated.
Phase II: Schematic Design & Design Development Activities – Typical Scope of Work includes:
- Schematic Design Phase
- Business Case & Program Approved
- 50% & 100% SD Client Review & Approval Stages
- Design Development Phase
- 50% & 100% DD Client Review & Approval Stages
- Design Optimized & Value Engineering Concepts Introduced
Duration: Approx. 2-3 months
Typical Services Provided: Be an active resource and leader in the development of all Architectural & Engineering documentation for the Project; Conduct regular meetings with Client & Project Team to present design concepts; Develop options and alternatives (value engineering) for consideration by Client, including potential cost impact.
Phase III: Construction Documents & Specifications – Typical Scope of Work includes:
- Technical Design Phase
- 50% & 100% CD Client Review & Approval Stages
- FF&E Mockups & Specifications
- Procurement Process Secured
- Permitting & Approvals
- Initial Filing vs. Construction Bid Set vs. Final Filing Set
- TR-1, TR-8, ACP-5, EN, EUP, AHU, etc.
Duration: Approx. 2-3 months
Typical Services Provided: Continue to be an active resource and leader in the development of all Construction documentation for the Project; Conduct regular meetings with Client & Project Team to finalize design concepts; On-going with development of options and alternatives (value engineering) for consideration by Client, including potential cost impact.
Phase IV: Pre-Construction & Professional Team and Long Lead Procurement – Typical Scope of Work includes:
- Program Roll-out
- Supply Chain Engaged
- Lead times Assured
- Cost Verification
- Establish Project Consulting Team
- Pre-qualify Required Consultants & Vendors
- Develop Scope of Work Documents
- Issue RFP’S
- Establish Formal Contractual Relationships
- Common items longer than 8-weeks include steel, millwork, stone, artwork, FF&E, OS&E, signage, HVAC, tile, light fixtures.
Duration: 5-18 months
Typical Services Provided: Develop bid, negotiation and buyout strategies; Lead the effort of competitively soliciting proposals and retaining the required Project Team members; Recommend products, standards and value engineering solutions.
Phase V: Construction & Fit-Out Activities – Typical Scope of Work includes:
- Detailed Scheduling
- Installation of Technology
- Installation of FF&E
- Sign-off’s & Inspections
- Construction Administration
- Manage Project Changes
- Monitor Overall Project Schedule
Duration: 9-18 months
Typical Services Provided: Provide frequent on-site representation as required, to monitor build-out progress and provide design and technical quality assurance; Manage completion of all punchlists prepared by the Project Team.
Phase VI: Move-in & Close-Out Activities – Typical Scope of Work includes:
- Develop Close-out Package
- Obtain Project As-Built Drawings (via hardcopy & CD)
- Assess Lessons Learned & Performance
- Collection of O&M Manuals and Vendor Warranties
- Obtain Final Waivers of Lien for all Trades
- Financial Settlements & reconciliations
- Sign-off’s from local Municipalities
Duration: 3 months
Typical Services Provided: Close-out and settle all contractual obligations with contractors and Project Team members. Assist with establishing physical move logistics and evaluating the move plan.
Phase VII: Post-Occupancy – Typical Scope of Work includes:
- Client Care Reports
- Maintain Good Relationships
- QA/QC
- Develop Post-Occupancy Evaluations
Duration: Indefinite
Typical Services Provided: Establish targets, measures and metrics of project performance; Improve on ways to increase operational efficiencies.
Before, during and after each one of these phases, Clients may be looking to re-tool, re-contract and re-structure Programs and Projects. In this capacity, MACRO can be a unique resource for those challenging Projects, which require out-of-the-box thinking, distinct planning, and an intense level of leadership. So as pandemic related restrictions loosen, we enter Summer 2025, and you begin to select your Professional teams, I welcome an opportunity to prove MACRO is the right choice service provider for your immediate Project needs.
Although relatively new at MACRO, if there is anything that I could impress upon this audience, it’s that MACRO brings trust, performance, and partnership for Clients by managing the details.
As always, thank you and I look forward to hearing from my colleagues in the Project Management/ Owner Representation space. Your feedback is welcomed! To learn more, contact me via cell, email, or social media. Take care now!
DeVon Prioleau,
