Preconstruction

Cimarron works with the Owner organization to determine the drivers and end-goal of the project. This assures alignment of enterprise goals, project goals and the project concept.

Once the goals are determined, Cimarron examines the design, schedule, and budget for alignment with the specific requirements of a project. For example, the design, budget, and schedule focus for a biotech manufacturing facility will be different from the warehouse and distribution facility to house the product.

Cimarron collaborates with the owner to survey and evaluate existing building, site, utility, environment, and regulatory conditions.

Preconstruction begins with a Schedule with key milestones dates for all stakeholders. This schedule is continuously updated as information is added.

Increasingly detailed schedules are derived as the project design progresses.

The simple definition of a Critical Path is “the longest sequence of activities in a schedule”. This determines the minimum time to complete a project.

Equally important is identifying those activities that could become the critical path. These items must be monitored to ensure they do not impact the schedule.

Understanding critical path and near critical path allows us to identify bottlenecks and work towards minimizing schedule disruptions and decreasing the overall length of a project.

Cimarron can develop a realistic budget early in the project development. This baseline provides critical information to determine project design and schedule.

What are the challenges to building the intended project? Constructability Assessment identifies critical logistical, technical and workforce tasks to project completion.

Cimarron models site trailers, deliveries, installation, staging, equipment, and personnel factors for project execution.

Many different bidding approaches can be employed to effectively meet the project goal. This may include off site versus onsite construction, modular vs stick-built to name just a few. Each approach is weighed against design, cost, and schedule.

Entitlements are specific permissions granted by an appropriate governing agency to property that relate to its use. Cimarron can coordinate obtaining real estate entitlements when acquiring vacant land, re-developing a property, or confirming allowable use of the existing developments.

Cimarron acts on the owner’s behalf to manage the design process including orchestrating interviews, recommending selection, and working with design professionals to develop plans and specifications that deliver the desired result.

Assessment of the specifications against the design and project goals to ensure alignment across contracts and purchase orders.

Cimarron examines the workforce requirements to determine if the project location has the resources to complete the necessary work. This may result in evaluation of alternate delivery methods or materials.

Early preconstruction planning provides an opportunity to explore delivery methods. For example, a Design-Build contract may be most appropriate for a distribution center, while an architecturally significant corporate campus may benefit from a traditional Design-Bid-Build process.

LEED helps prioritize building efficiency, decrease operational costs, increase asset value, and ensure well-being for occupants. Cimarron evaluate LEED cost and schedule against schedule, budget, and design.

Preconstruction identifies long lead items and special to equipment for advanced procurement. Obtaining critical materials in advance of construction ensures smooth project execution.

Cimarron interviews subcontractors and suppliers to determine interest and capability for performance. From these interviews a list of potential subcontractors and suppliers is developed for bid and possible award purposes.

At Cimarron Value Engineering is not the simple substitution with the lowest cost component or equipment. Value and Cost Analysis (often termed “Value Engineering”) is an organized effort directed at analyzing designed building features, systems, equipment, and material selections for the purpose of achieving essential functions at the lowest life cycle cost.  This analysis must  consistent with required performance, quality, reliability, and safety.

Early Preconstruction analysis and planning can help identify the most appropriate delivery method, and even match the design professionals most suitable for the project. The design umbrella also encompasses permitting, entitlements and LEED considerations.

Cimarron models cash flow capital costs analysis against the project schedule to assist the owner in anticipating and optimizing capital costs.

During Preconstruction, Cimarron develops the subcontractors’ scopes of work to define the responsibilities and coordinate activities of the various trades.