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Fast-Track Why?
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Turco's Specialty Grocery Store
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Fast
Track is an informal English phrase meaning "the quickest and most
direct route to achievement of a goal". It's not only a science but also
a skill, and not all contractors possess this skill. Fast tracking can
begin in either the design phase by overlapping design and construction,
or in the construction phase where the contractor develops and
implements a CPM schedule with "ZERO TOLERANCE" for deviations.
When
started in the design phase, the contract method generally associated
with fast track projects is a design-build. During the design
phase, this approach permits comparisons of methods and materials, and
this early approach allows incorporation of any of the warranted means
and methods into the construction documents. For example, concrete
versus steel? These are two material options to consider when
constructing a multi-story building. The nature of concrete
construction is relatively slow and requires completion of other
critical tasks to start. By comparison, opting for steel
construction reduces build time. Steel allows the frame to be in
production prior to site clearing and erected prior to completion of
fit-up design.
There are various reasons why an owner may fast track a project.
Here at CAI, we have completed several fast track projects with
zero tolerance for delaying the completion date. For Turco's
North, a CAI design-build high-end specialty grocery store, the plans
detailed 35,000 square feet of new construction, and there was a great
deal riding on meeting a completion date that fell during the
Christmas/Hanukkah/New Year's holiday season. With projected sales
during this brief time period of more than $130,000 each day, the
motivation for a timely completion was clearly financial. The Turco's project completed in 84 business days; the construction permit was issued on August 23rd and the Certificate of Occupancy was granted on December 17th.
This uncompromising adherence to the schedule secured a huge financial
benefit for the owner. Total completed construction costs of $6.4
million equated to completed work averaging more than $76,000 per day, a
CAI milestone for a project of this size and complexity.
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Abigail Kirsch Tappan Hill Pavilion Room
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At
Abigail Kirsch's Tappan Hill Mansion, the Pavilion Room addition
impacted an area of the facility that was used daily for catering
functions and which had additional bookings through New Year's
Eve. The stakes were even higher because the new Pavilion room
itself was booked for a wedding on February 18th,
so the start and finish dates were firm. The ability to devise
solutions on the fly to any unforeseen obstacle is also imperative
especially for a fast track project. During the intense construction
phase of this assignment, 17 winter storms occurred making site
accessibility difficult, and frigid temperatures and icy conditions made
roofing and masonry in particular, not only arduous but
dangerous. Yet CAI got the job done because there was no other
choice.
"I
have never been more impressed with an organization than I have been
with Construction Associates, Inc. Despite weather from hell, your
crew has not missed a beat. The supervisor's leadership and
intensity, in tandem with your management, are making things happen that
usually don't, even in good weather"
Jim Kirsch, President, Abigail Kirsch at Tappan Hill
Other
factors that drive an owner's decision to fast track a project can be a
relocation with a lease end date or a limited window where the work
area is available for construction activities causing the least amount
of disruption to the facility's regular operations.
Here
at CAI we approach every project with a "fast-track" attitude, which
supports our philosophy that the shorter the construction duration the
lower our general conditions costs, a mutual benefit to both CAI and our
clients. Visit the featured project section this issue and see other
fast track projects CAI is proud to highlight.
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