Capital Construction Links

The Capital Construction department is committed to wise stewardship of the University of Oregon’s physical assets. Functioning within Campus Operations, the department manages and advocates for construction, management, and sustainability of campus facilities and subsystems. Specifically, Capital Construction is responsible for administering and overseeing construction of all capital projects on campus as well as managing energy projects. Capital projects include new construction, building renovations, interior and exterior work.

 

The department manages bids and contracts, tracks and prioritizes deferred maintenance¹ projects, advocates for legislative funding for projects, and addresses capital construction initiatives. Project planning and management for small to medium projects from a couple thousand to over $1M are done in-house, while larger projects require collaboration with Campus Planning and Real Estate offices. The Capital Construction Director and Manager regularly report to the Vice President of Campus Operations & Facilities Services and to the Vice President of Finance & Administration. Department staff work with Campus Operations, Facilities Shops, and Finance Departments to coordinate efforts.

 

The Design and Construction Process

Project Phases
1. Programming/Consultant Selection
2. Schematic Design
3. Design Development
4. Construction Documents
5. Construction
6. Testing/Commissioning
7. Moving/Occupancy
8. Warranty

These phases are common to all construction and remodeling projects. The duration and formality of each phase depends on the size and complexity of the project; timeframes may range from a few months to several years. Each phase is described in the following section.

Programming / Consultant Selection

(3-8 months for a large project) A User Committee is formed by the college or department involved with the project, and includes a representative from the Capital Construction department. This committee makes design decisions in accord with user requirements and University design criteria. Facilities Services assigns a Project Manager who serves as a resource in developing the specific requirements for the project, in conjunction with external consultants. Program requirements are developed which detail all objectives, spaces, special finishes, furniture, and spatial relationships. These requirements form the expectations and goals for the project.

The design team includes architectural and engineering professionals. For a small to medium project, a design firm will be solicited for a proposal. For a large project, a Request for Proposals (RFP) is advertised, inviting response from multiple firms. Proposals are reviewed for the necessary qualifications and experience; qualifying firms are “short-listed” for an interview before a selection is made. The successful design firm will use the program requirements, the project schedule, and the project budget as the basis for their design.

Schematic Design

(2-4 months for a large project) The design team begins with schematic design. The objective of this phase is to develop simple diagrammatic documents delineating room sizes, relationships, and systems (i.e. water mains, electrical risers, etc.) Reviews and meetings between the User Committee and the design team will occur periodically during schematic design. At the conclusion of this phase, the architect will submit drawings, a project narrative, and an estimate of construction cost for review and approval by the User Committee. In the case of larger projects, this will include the Campus Planning Committee (make hot link).

Design Development

(2-4 months for a large project) The approved schematic design is further developed and refined by the design team in design documents. Colors, patterns, materials, lighting fixtures, special equipment, and building elements are selected and reviewed with the User Committee and Facilities Services Project Manager. For complex laboratory projects, detailed laboratory plans identifying all services, casework and equipment are also developed. Detailed floor plans, sections, elevations, and an outline specification defining materials, finishes, and systems, as well as an updated construction cost estimate, are submitted for review and approval by the User Committee. (does the last sentence apply to all projects or just lab projects?)

Construction Documents

(4-6 months for a large project) The approved design documents are developed into comprehensive construction drawings and specifications. These documents are periodically reviewed by the User Committee and the Facilities Services Project Manager as they are being developed. Once construction documents are approved, they will be used for permitting, bidding, and construction.

Construction

(9-24 months for a large project) The Facilities Services Project Manager and the General Contractor coordinate the work, monitor costs and schedules, and review the construction work. The Facilities Services Project Manager also keeps a designated User Committee representative informed of the progress of the project.

Any user-requested changes to the project must be directed to the Facilities Services Project Manager. The revision will be evaluated and priced by the contractor. After considering the impact on the budget as well as the project schedule, a final decision will be made about implementation of the requested change.

Testing / Commissioning

The General Contractor gives an overview and tour of the facility to the designated representatives. This includes an explanation of how the building is zoned for thermal comfort, operation of appropriate building components, and the location of emergency equipment and exits, as well as any other pertinent information.  The Facilities Services Project Manager and the General Contractor arrange for sub-contractors to provide training for the Facilities Services personnel and others who will be responsible for operating and maintaining the facility. Facilities Services assumes operational and maintenance responsibility for the facility at the time of final completion.

Moving / Occupancy

Upon construction completion, initial testing of systems, and final occupancy approval by the City of Eugene, the user or department may move in. The User Committee will arrange for movers as needed and coordinate move-in schedule and staff.

Warranty

All calls for services relating to the building should be directed to Facilities Services. The Facilities Services Project Manager and General Contractor will be available to assist with the resolution of warranty and post-construction issues.