Common use of Pre-Construction Phase Clause in Contracts

Pre-Construction Phase. The Pre-Construction Phase shall be deemed to commence upon the date specified in a Notice to Proceed with Pre-Construction Phase Services issued by Owner and shall continue through completion of the Construction Documents and procurement of all major Subcontractor agreements. Design/Build Contractor is not entitled to reimbursement for any costs incurred for Pre-Construction Phase Services performed before issuance of the Notice to Proceed. Pre-Construction Phase Services may overlap Construction Phase Services. The Design/Build Contractor shall perform the following Pre-Construction Phase Services. The Design/Build Contractor’s Pre-Construction Phase Services team, including the Project Architect, shall attend Project Team meetings with the Owner and the Owner’s representatives at regularly scheduled intervals throughout the Pre-Construction Phase. Frequent Project Team meetings are anticipated prior to the Owner’s acceptance of the GMP and during completion of the Construction Documents. Provide a preliminary evaluation of the Owner’s Design Criteria and the Construction Cost Limitation, each in terms of the other. Review and understand the standards and requirements in Owner’s Specifications and perform all services in accordance with those standards and requirements. Visit the site and inspect the existing facilities, systems and conditions to insure an accurate understanding of the existing conditions as required. Participate as a member of the Project Team in the development of the Project Facility Program if such program has not been developed prior to the Effective Date of this Agreement. Provide recommendations and information to the Project Team on: site usage and site improvements; building systems, equipment and construction feasibility; selection and availability of materials and labor; time requirements for installation and construction; assignment of responsibilities for safety precautions and programs; temporary Project facilities; equipment, materials and services for common use of the Design/Build Contractor and Owner’s separate contractors, if any; cost factors, including costs of alternative materials or designs, preliminary budgets, and possible cost savings; recognizing and tracking the resolution of conflicts in the proposed Drawings and Specifications; methods of delivery of materials, systems, and equipment; and any other matters necessary to accomplish the Project in accordance with the Project Schedule (as defined below) and the CCL. Assist the Owner in selecting and directing the services of surveyors, soils engineers, existing facility surveys, testing and balancing, environmental surveys or other special consultants hired by the Owner to develop additional information for the design or construction of the Project. At Owner’s request, attend public meetings and hearings concerning the development and schedule of the Project. Implement and conduct a constructability program to identify and document Project cost and schedule savings opportunities. The constructability program shall follow accepted industry practices and be in accordance with the requirements of the attached exhibit. Whenever the term “value engineering” is used in conjunction with this Agreement or the Project, it has its commonly accepted meaning within the construction industry and does not imply the practice of professional engineering without a license. If any value engineering activities constitute the professional practice of engineering, then such activities shall be performed by an engineer licensed in Texas. Prepare a “Constructability Report” that identifies items that, in the Design/Build Contractor’s opinion, may negatively impact construction of the Project. The Constructability Report shall address the overall coordination of Project Drawings, Specifications, and details and identify discrepancies that may generate Change Orders or claims once Project construction commences. The Constructability Report shall be updated at least monthly during the Pre-Construction Phase. Provide and implement a system for tracking questions, resolutions, decisions, directions and other information matters that arise during the development of the Drawings and Specifications for the Project. The decision tracking system shall be in a format approved by the Owner and updated at least monthly during the Pre-Construction Phase.

Pre-Construction Phase. 2.2.1 The Pre-Construction Phase Manager shall be deemed review the program furnished by the Owner to commence upon ascertain the date specified in a Notice to Proceed with Pre-Construction Phase Services issued by Owner requirements of the Project and shall continue through completion arrive at a mutual understanding of the Construction Documents and procurement of all major Subcontractor agreements. Design/Build Contractor is not entitled to reimbursement for any costs incurred for Pre-Construction Phase Services performed before issuance of the Notice to Proceed. Pre-Construction Phase Services may overlap Construction Phase Services. The Design/Build Contractor shall perform the following Pre-Construction Phase Services. The Design/Build Contractor’s Pre-Construction Phase Services team, including the Project Architect, shall attend Project Team meetings such requirements with the Owner and the Owner’s representatives at regularly scheduled intervals throughout the Pre-. 2.2.2 The Construction Phase. Frequent Project Team meetings are anticipated prior to the Owner’s acceptance of the GMP and during completion of the Construction Documents. Provide Manager shall provide a preliminary evaluation of the Owner’s Design Criteria 's program, schedule and the Construction Cost Limitationconstruction budget requirements, each in terms of the other. 2.2.3 Based on early schematic designs and other design criteria prepared by the Design Professionals and Consultants, the Construction Manager shall prepare preliminary estimates of Construction Cost for program requirements using area, volume or similar conceptual estimating techniques. Review The Construction Manager shall provide cost evaluations of alternative materials and understand the standards systems. 2.2.4 The Construction Manager shall expeditiously review design documents during their development and requirements in Owner’s Specifications advise on proposed site use and perform all services in accordance with those standards and requirements. Visit the site and inspect the existing facilitiesimprovements, selection of materials, building systems and conditions equipment, and methods of Project delivery. The Construction Manager shall provide recommendations on relative feasibility of construction methods, availability of materials and labor, time requirements for procurement, installation and construction, and factors related to insure an accurate understanding construction cost including, but not limited to, costs of alternative designs and materials, preliminary budgets, and possible economies. 2.2.5 The Construction Manager in conjunction with the Design Team, shall prepare and periodically update a Project Schedule for the Owner's review and acceptance. The Project Schedule shall coordinate and integrate all design services, including permitting, constriction time frame as well as highlighting critical and long-lead-time items. 2.2.6 As the Design Team progresses with the preparation of the existing conditions as requiredSchematic, Design Development and Construction Documents, the Construction Manger shall prepare and update at appropriate intervals agreed to by the Owner, estimate of Construction Cost of increasing detail and refinement. Participate as a member The estimated cost of each Contract shall be indicated with supporting detail. The Construction Manager shall advise the Owner if it appears that the Construction Cost may exceed the latest approved Project budget and make recommendations for corrective action. 2.2.7 The Construction Manager shall consult with the Owner and Design Team in regarding the development of the Project Facility Program if such program has not been developed prior to the Effective Date of this Agreement. Provide Construction Documents and make recommendations whenever design details adversely affect constructibility, cost or schedules. 2.2.8 The Construction Manager shall provide recommendations and information to the Project Team on: site usage and site improvements; building systems, equipment and construction feasibility; selection and availability of materials and labor; time requirements for installation and construction; Owner regarding the assignment of responsibilities for safety precautions and programs; temporary Project facilities; facilities and equipment, materials and services for common use of the Design/Build Contractor Contractors. The Construction Manager shall verify that such requirements and Owner’s separate contractors, if any; cost factors, including costs assignment of alternative materials or designs, preliminary budgets, and possible cost savings; recognizing and tracking the resolution of conflicts responsibilities are included in the proposed Drawings Contract Documents. 2.2.9 The Construction Manager shall provide information to the Owner regarding the allocation of responsibilities for safety programs among the Contractors. 2.2.10 The Construction Manager shall advise on the division of the Project into individual Contracts for various categories of Work, including the method to be used for selecting subcontractors and Specifications; methods awarding Contracts. 2.2.11 The Design Team shall prepare a Project construction schedule providing for the components of the Work, including phasing of construction, times of commencement and completion required of each subcontractor, ordering and delivery of materials, systemsproducts requiring long lead time, and equipment; the occupancy requirements of the Owner. The Construction Manager shall provide the current Project construction schedule for each set of bidding documents. 2.2.12 The Construction Manager shall expedite and any other matters necessary to accomplish coordinate the Project in accordance with the Project Schedule (as defined below) ordering and the CCL. Assist delivery of materials requiring long lead time. 2.2.13 The Construction Manager shall assist the Owner in selecting selecting, retaining and directing coordinating the professional services of surveyors, soils engineers, existing facility surveys, testing and balancing, environmental surveys or other special consultants hired by the Owner to develop additional information for the design or construction of the Project. At Owner’s request, attend public meetings and hearings concerning the development and schedule of the Project. Implement and conduct a constructability program to identify and document Project cost and schedule savings opportunities. The constructability program shall follow accepted industry practices and be in accordance with the requirements of the attached exhibit. Whenever the term “value engineering” is used in conjunction with this Agreement or the Project, it has its commonly accepted meaning within the construction industry and does not imply the practice of professional engineering without a license. If any value engineering activities constitute the professional practice of engineering, then such activities shall be performed by an engineer licensed in Texas. Prepare a “Constructability Report” that identifies items that, in the Design/Build Contractor’s opinion, may negatively impact construction of the Project. The Constructability Report shall address the overall coordination of Project Drawings, Specifications, and details and identify discrepancies that may generate Change Orders or claims once Project construction commences. The Constructability Report shall be updated at least monthly during the Pre-Construction Phase. Provide and implement a system for tracking questions, resolutions, decisions, directions and other information matters that arise during the development of the Drawings and Specifications testing laboratories required for the Project. 2.2.14 The Construction Manager shall provide an analysis of the types and quantities of labor required for the Project and review the availability of appropriate categories of labor required for critical phases. The decision tracking system Construction Manager shall make recommendations for actions designed to minimize adverse effects of labor shortages. 2.2.15 The Construction Manager shall assist the Owner in obtaining information regarding applicable requirements for equal employment opportunity programs for inclusion in the Contract Documents. 2.2.16 Following the Owner's approval of the Preliminary Construction Documents, the Construction Manager shall update and submit the latest estimate of Construction Cost and the Project construction schedule for the Owner's approval. 2.2.17 The Construction Manager, with the Owner's approval shall prepare Construction and Design Contracts for consummation. 2.2.18 The Construction Manager shall assist the Owner in obtaining approvals and special permits for permanent improvements, except for permits required to be in a format approved obtained directly by the various Contractors. The Construction Manager shall verify that the Owner has paid applicable fees and updated at least monthly during assessments. The Construction Manager shall act as the Pre-Construction PhaseOwner's Agent in connection with the filing of documents required for the approvals of governmental authorities having jurisdiction over the Project.

Pre-Construction Phase. The Pre-Construction Phase shall be deemed to commence upon the date specified in a Notice to Proceed with Pre-Construction Phase Services issued by Owner and shall continue through completion of the Construction Documents and procurement of all major Subcontractor agreements. Design/Build Contractor is not entitled to reimbursement for any costs incurred for Pre-Construction Phase Services performed before issuance of the Notice to Proceed. Pre-Construction Phase Services may overlap Construction Phase Services. The Design/Build Contractor shall perform the following Pre-Construction Phase Services. The Design/Build Contractor’s Pre-Construction Phase Services team, including the Project Architect, team shall attend Project Team meetings with the Owner and Owner, the Owner’s representatives representatives, and the Project Architect at regularly scheduled intervals throughout the Pre-Construction Phase. Frequent Project Team meetings are anticipated prior to the Owner’s acceptance of the GMP and during completion of the Construction Documents. Provide a preliminary evaluation of the Owner’s Design Criteria and the Construction Cost Limitation, each in terms of the other. Review and understand the standards and requirements in Owner’s Specifications and perform all services in accordance with those standards and requirements. Visit the site and inspect the existing facilities, systems and conditions to insure an accurate understanding of the existing conditions as required. Participate as a member of the Project Team in the development of the Project Facility Program if such program has not been developed prior to the Effective Date of this Agreement. Provide recommendations and information to the Project Team on: site usage and site improvements; building systems, equipment and construction feasibility; selection and availability of materials and labor; time requirements for installation and construction; assignment of responsibilities for safety precautions and programs; temporary Project facilities; equipment, materials and services for common use of the Design/Build Contractor and Owner’s separate contractors, if any; cost factors, including costs of alternative materials or designs, preliminary budgets, and possible cost savings; recognizing and tracking the resolution of conflicts in the proposed Drawings and Specifications; methods of delivery of materials, systems, and equipment; and any other matters necessary to accomplish the Project in accordance with the Project Schedule (as defined below) and the CCL. Assist the Owner in selecting and directing the services of surveyors, soils engineers, existing facility surveys, testing and balancing, environmental surveys or other special consultants hired by the Owner to develop additional information for the design or construction of the Project. At Owner’s request, attend public meetings and hearings concerning the development and schedule of the Project. Implement and conduct a constructability program to identify and document Project cost and schedule savings opportunities. The constructability program shall follow accepted industry practices and be in accordance with the requirements of the attached exhibit. Whenever the term “value engineering” is used in conjunction with this Agreement or the Project, it has its commonly accepted meaning within the construction industry and does not imply the practice of professional engineering without a license. If any value engineering activities constitute the professional practice of engineering, then such activities shall be performed by an engineer licensed in Texas. Prepare a “Constructability Report” that identifies items that, in the Design/Build Contractor’s opinion, may negatively impact construction of the Project. The Constructability Report shall address the overall coordination of Project Drawings, Specifications, and details and identify discrepancies that may generate Change Orders or claims once Project construction commences. The Constructability Report shall be updated at least monthly during the Pre-Construction Phase. Provide and implement a system for tracking questions, resolutions, decisions, directions and other information matters that arise during the development of the Drawings and Specifications for the Project. The decision tracking system shall be in a format approved by the Owner and updated at least monthly during the Pre-Construction Phase.

Pre-Construction Phase. 2.2.1 The Pre-Construction Phase Manager shall be deemed review the Program furnished by the Authority to commence upon ascertain the date specified in a Notice to Proceed with Pre-Construction Phase Services issued by Owner requirements of the Project and shall continue through completion arrive at a mutual understanding of the Construction Documents and procurement of all major Subcontractor agreements. Design/Build Contractor is not entitled to reimbursement for any costs incurred for Pre-Construction Phase Services performed before issuance of the Notice to Proceed. Pre-Construction Phase Services may overlap Construction Phase Services. The Design/Build Contractor shall perform the following Pre-Construction Phase Services. The Design/Build Contractor’s Pre-Construction Phase Services team, including the Project Architect, shall attend Project Team meetings such requirements with the Owner and the Owner’s representatives at regularly scheduled intervals throughout the Pre-Authority. 2.2.2 The Construction Phase. Frequent Project Team meetings are anticipated prior to the Owner’s acceptance of the GMP and during completion of the Construction Documents. Provide Manager shall provide a preliminary evaluation of the OwnerAuthority’s Design Criteria Program, schedule and the Construction Cost Limitationconstruction budget requirements, each in terms of the other. 2.2.3 Based on the Design Documents and other design criteria prepared by the Architect, the Construction Manager shall prepare preliminary estimates of Construction Cost for Program requirements using area, volume or similar conceptual estimating techniques. Review The Construction Manager shall provide cost evaluations of alternative materials and understand systems. 2.2.4 The Construction Manager shall be responsible to notify the standards Authority when the Design Documents being developed by the Architect deviate from the Authority’s Fixed Construction Budget and/or the Master Project Schedule. The Fixed Construction Budget shall be evaluated in summary and in particular line items. The Construction Manager shall provide the Authority with detailed value engineering evaluations and recommendations to modify the Project design and Design Documents to correspond to the Fixed Construction Budget and Master Project Schedule. 2.2.5 The Construction Manager shall expeditiously review Design Documents during their development and advise on proposed site use and improvements, selection of means, methods, materials, building systems and equipment, and methods of Project delivery. The Construction Manager shall provide recommendations on relative feasibility of construction methods, availability of materials and labor, time requirements in Ownerfor procurement, installation and construction, and factors related to construction cost and schedule including, but not limited to, costs of alternative designs or materials, preliminary budgets, sequencing and schedule and possible economies. 2.2.6 The Construction Manager shall prepare and periodically update a Construction Schedule for the Authority’s Specifications review and perform all services approval. The Construction Manager shall obtain the Architect’s input and approval for the portion of the Construction Schedule relating to the performance of the Architect’s services. In the Construction Schedule, the Construction Manager shall identify, coordinate, and integrate the Construction Manager’s Services, the Design Services, Trade Contractor Work, Vendor Work, and the Authority’s responsibilities with anticipated construction schedules, highlighting critical and long lead-time items. The Construction Schedule must identify and provide adequate time for Authority reviews and approvals. The Construction Manager is responsible to coordinate its Work with the Design Services and in accordance with those standards and requirements. Visit the site and inspect the existing facilities, systems and conditions Construction Schedule to insure an accurate understanding avoid any delays in completion of the existing conditions as requiredWork in accordance with the Master Project Schedule. Participate as a member The Construction Schedule shall provide for the components of the Project Team in Construction Manager’s Work, including phasing of construction, times of commencement and completion required of each Subcontractor ordering and delivery of products requiring long lead time, and the development occupancy requirements of the Project Facility Program Authority. 2.2.7 As the Architect progresses with the preparation of the Design Documents, the Construction Manager shall prepare and update, at 50% Schematic Design, final Schematic Design, 50% Design Development Documents, and final Design Development Documents, estimates of Construction Cost of increasing detail and refinement. The estimated cost for each Division of the Work shall be indicated with supporting detail. Such estimates shall be provided for the Authority’s review and approval. The Construction Manager shall advise the Authority if such program has not been it appears that the Construction Cost may exceed the latest approved Fixed Construction Budget and make recommendations for corrective action. 2.2.8 The Construction Manager shall consult with the Authority and Architect regarding the Design Documents as they are being developed prior to the Effective Date of this Agreement. Provide and make recommendations whenever design decisions or details adversely affect constructability, cost and schedules. 2.2.9 The Construction Manager shall provide recommendations and information to the Project Team on: site usage and site improvements; building systems, equipment and construction feasibility; selection and availability of materials and labor; time requirements for installation and construction; Authority regarding the assignment of responsibilities for safety precautions and programs; temporary Project facilities; facilities and equipment, materials and services for common use of the Design/Build Contractor Subcontractors. The Construction Manager shall verify that such requirements and Owner’s separate contractors, if any; cost factors, including costs assignment of alternative materials or designs, preliminary budgets, and possible cost savings; recognizing and tracking the resolution of conflicts responsibilities are included in the proposed Drawings Construction Documents. 2.2.10 The Construction Manager shall prepare and Specifications; methods manage a comprehensive safety program in compliance with workplace safety regulations and all other federal, state or local rules 2.2.11 The Construction Manager shall advise on the division of the Project into individual Subcontractors for various categories of Work, including the method to be used for selecting Subcontractors and awarding Subcontracts. The Construction Manager shall review the Contract Documents and make recommendations as required to provide and ensure that (1) the Work of the Subcontractors, Suppliers, Trade Contractors, and Vendors is coordinated, (2) all requirements for the Construction Manager’s Work have been assigned to either the Construction Manager or the appropriate Subcontractor or Supplier, (3) the Contract Documents are complete and in sufficient detail for bidding and award of Subcontracts and the Construction Documents are representative of the full and complete scope of the Work, (4) the likelihood of jurisdictional disputes has been minimized, and (5) proper coordination has been provided for phased construction. 2.2.12 The Construction Manager shall review the Design Documents as they are being prepared by the Architect to determine that they are complete and include all necessary detail and information sufficient to allow the Construction Manager to secure competitive bids and proposals appropriate to the phase of design development. 2.2.13 The Construction Manager shall provide the current Construction Schedule for each set of bidding documents. 2.2.14 The Construction Manager shall expedite and coordinate the ordering and delivery of materialsmaterials requiring long lead time. 2.2.15 The Construction Manager shall assist the Authority in selecting, systemsretaining and coordinating the professional services of surveyors, special consultants and equipment; testing laboratories required for the Project. The Construction Manager shall be responsible for surveying necessary for the proper performance of the Work. 2.2.16 The Construction Manager shall provide an analysis of the types and any other matters necessary quantities of labor required for the Work and review the availability of appropriate categories of labor required for critical Phases. The Construction Manager shall make recommendations for actions designed to accomplish minimize adverse effects of labor shortages. 2.2.17 The Construction Manager shall be responsible to comply with requirements for equal employment opportunity programs and Targeted Business and workforce utilization plans applicable to the Project in accordance with the Project Schedule (as defined below) Authority’s requirements. 2.2.18 Following the Authority’s review of the final Design Development Documents, the Construction Manager shall update and submit the latest estimate of Construction Cost and the CCLConstruction Schedule for the Authority’s review and approval. 2.2.19 The Construction Manager shall submit the list of prospective bidders for all Phases of the Work for the Authority’s review and approval. 2.2.20 The Construction Manager shall develop bidders’ interest in the Project and establish bidding schedules and qualification procedures. Assist The Construction Manager, with the Owner assistance of the Architect, shall issue bidding documents to bidders and conduct pre-bid conferences with prospective bidders. The Construction Manager shall assist the Architect with regard to questions from bidders and with the issuance of addenda. 2.2.21 The Construction Manager shall receive bids, prepare bid analyses and make recommendations to the Authority for the award of Subcontracts or rejection of bids. The Construction Manager shall prepare detailed bid summaries in selecting a format acceptable to the 2.2.22 The Construction Manager shall prepare Subcontracts and directing advise the services Authority on the acceptability of surveyorsSubcontractors and material suppliers proposed by Subcontractors. 2.2.23 The Construction Manager shall obtain building permits and special permits for the Work, soils engineers, existing facility surveys, testing and balancing, environmental surveys or other special consultants hired except for permits required to be obtained directly by the Owner to develop additional information various Subcontractors. The Construction Manager shall verify that the Authority has paid applicable fees and assessments. The Construction Manager shall assist the Authority and Architect in connection with the Authority’s responsibility for filing documents required for the design or construction approvals of Governmental Authorities having jurisdiction over the Project. At Owner’s request, attend public meetings and hearings concerning The Authority shall pay directly for primary building permit(s). Construction Manager shall include in the development and schedule Cost of the Project. Implement Work costs for all other permits, licenses and conduct inspections. 2.2.24 The Construction Manager shall provide the Authority with a constructability program detailed Construction Management Plan upon completing the Pre-Construction Phase Services in this Paragraph 2.2 that describes in detail the Construction Manager’s approach to identify and document Project cost and schedule savings opportunities. The constructability program shall follow accepted industry practices and be in accordance with the requirements of the attached exhibit. Whenever the term “value engineering” is used in conjunction with this Agreement or the Project, it has its commonly accepted meaning within the construction industry and does not imply the practice of professional engineering without a license. If any value engineering activities constitute the professional practice of engineering, then such activities shall be performed by an engineer licensed in Texas. Prepare a “Constructability Report” that identifies items that, in the Design/Build Contractor’s opinion, may negatively impact construction of the Project. The Constructability Report shall address the overall coordination Construction Management Plan will include: (1) Proposed GMP and Detailed Construction Cost Estimates, (2) Subcontractor Bids and Proposals, (3) Summary of Project DrawingsConstruction Documents, Specifications(4) Cost Control Procedures, (5) Construction Schedule, (6) Communication and details and identify discrepancies that may generate Change Orders or claims once Project construction commences. The Constructability Report shall be updated at least monthly during the Pre-Construction Phase. Provide and implement a system for tracking questions, resolutions, decisions, directions and other information matters that arise during the development of the Drawings and Specifications for the Project. The decision tracking system shall be in a format approved by the Owner and updated at least monthly during the Pre-Construction PhaseDocument Control Procedures.

Pre-Construction Phase. 2.2.1 The Pre-Construction Phase Manager shall be deemed review the program furnished by the Owner to commence upon ascertain the date specified in a Notice to Proceed with Pre-Construction Phase Services issued by Owner requirements of the Project and shall continue through completion arrive at a mutual understanding of the Construction Documents and procurement of all major Subcontractor agreements. Design/Build Contractor is not entitled to reimbursement for any costs incurred for Pre-Construction Phase Services performed before issuance of the Notice to Proceed. Pre-Construction Phase Services may overlap Construction Phase Services. The Design/Build Contractor shall perform the following Pre-Construction Phase Services. The Design/Build Contractor’s Pre-Construction Phase Services team, including the Project Architect, shall attend Project Team meetings such requirements with the Owner and the Owner’s representatives at regularly scheduled intervals throughout the Pre-. 2.2.2 The Construction Phase. Frequent Project Team meetings are anticipated prior to the Owner’s acceptance of the GMP and during completion of the Construction Documents. Provide Manager shall provide a preliminary evaluation of the Owner’s Design Criteria 's program, schedule and the Construction Cost Limitationconstruction budget requirements, each in terms of the other. 2.2.3 The Construction Manager shall prepare a Project Management Plan for the Project. Review In preparing the Project Management Plan, the Construction Manager shall consider the Owner's schedule, cost and understand general design requirements for the standards Project. The Construction Manager shall then develop various alternatives for the sequencing and requirements in Owner’s Specifications and perform all services in accordance with those standards and requirements. Visit the site and inspect the existing facilities, systems and conditions to insure an accurate understanding of the existing conditions as required. Participate as a member management of the Project Team and shall make recommendations to the Owner. The Project Management Plan shall also include a description of the procurement strategies recommended for the Project. 2.2.4 Based on early schematic designs and other design criteria prepared by the Design Professional, the Construction Manager shall prepare preliminary estimates of Construction Cost for program requirements using area, volume or similar conceptual estimating techniques. The Construction Manager shall provide cost evaluations of alternative materials and systems. 2.2.5 The Construction Manager shall expeditiously review design documents during their development and advise on proposed site use and improvements, selection of materials, building systems and equipment, and methods of Project delivery. The Construction Manager shall provide recommendations on relative feasibility of construction methods, availability of materials and labor, time requirements for procurement, installation and construction, and factors related to construction cost including, but not limited to, costs of alternative designs or materials, preliminary budgets, and possible economies. 2.2.6 The Construction Manager shall prepare and periodically update a Project Schedule for the Design Professional’s review and the Owner’s acceptance. The Construction Manager shall obtain the Design Professional’s approval for the portion of the preliminary project schedule relating to the performance of the Design Professional’s services. In the Project Schedule, the Construction Manager shall coordinate and integrate the Construction Manager’s services, the Design Professional’s services and the Owner’s responsibilities with anticipated construction schedules, highlighting critical and long-lead-time items. 2.2.7 As the Design Professional progresses with the preparation of the Schematic Design, Design Development and Construction Documents, the Construction Manager shall prepare and update, at appropriate intervals agreed to by the Owner, Construction Manager and Design Professional, estimates of Construction Cost of increasing detail and refinement. The estimated cost of each work package shall be indicated with supporting detail. Such estimates shall be provided for the Design Professional's review and the Owner's approval. The Construction Manager shall advise the Owner and Design Professional if it appears that the Construction Cost may exceed the latest approved Project budget and make recommendations for corrective action. The Design Professional will also obtain a cost estimate as described in the development of Agreement Between Owner and Design Professional. The Construction Manager will work with the Project Facility Program if such program has not been developed prior Owner and Design Professional to rectify differences between the Effective Date of this Agreement. Provide Construction Manager estimate and that provided by the Design Professional. 2.2.8 The Construction Manager shall consult with the Owner and Design Professional regarding the Construction Documents and make recommendations whenever design details adversely affect constructability, cost or schedules. 2.2.9 The Construction Manager shall provide recommendations and information to the Project Team on: site usage and site improvements; building systems, equipment and construction feasibility; selection and availability of materials and labor; time requirements for installation and construction; Owner regarding the assignment of responsibilities for safety precautions and programs; temporary Project facilities; facilities and equipment, materials and services for common use of the Design/Build Contractor Contractors. The Construction Manager shall verify that such requirements and Owner’s separate contractors, if any; cost factors, including costs assignment of alternative materials or designs, preliminary budgets, and possible cost savings; recognizing and tracking the resolution of conflicts responsibilities are included in the proposed Drawings Contract Documents. 2.2.10 The Construction Manager shall provide recommendations and Specifications; methods information to the Owner regarding the allocation of responsibilities for safety programs among the Contractors. 2.2.11 The Construction Manager shall advise on the division of the Project into individual Contracts for various categories of Work, including the method to be used for selecting Contractors and awarding Contracts. The Construction Manager shall endeavor to develop bid packages that will encourage Iowa based construction companies to submit bids for the contracts to be awarded. If multiple Contracts are to be awarded, the Construction Manager shall review the Construction Documents and make recommendations as required to provide that (1) the Work of the Contractors is coordinated, (2) all requirements for the Project have been assigned to the appropriate Contract, (3) the likelihood of jurisdictional disputes has been minimized, and (4) proper coordination has been provided for phased construction. 2.2.12 The Construction Manager shall prepare a Project construction schedule providing for the components of the Work, including phasing of construction, times of commencement and completion required of each Contractor, ordering and delivery of materials, systemsproducts requiring long lead time, and equipment; the occupancy requirements of the Owner. The Construction Manager shall provide the current Project construction schedule for each set of bidding documents. 2.2.13 The Construction Manager shall investigate and any other matters necessary to accomplish recommend a schedule for the Project in accordance Owner’s purchase of materials and equipment requiring long lead time procurement, and coordinate the schedule with the Project Schedule (as defined below) and early preparation of portions of the CCL. Assist Contract Documents by the Design Professional. 2.2.14 The Construction Manager shall assist the Owner in selecting selecting, retaining and directing coordinating the professional services of surveyors, soils engineers, existing facility surveys, testing and balancing, environmental surveys or other special consultants hired by required for the Project. 2.2.15 The Construction Manager shall provide an analysis of the types and quantities of labor required for the Project and review the availability of appropriate categories of labor required for critical phases. The Construction Manager shall make recommendations for actions designed to minimize adverse effects of labor shortages. The Construction Manager shall strive to support the Owner’s objective of maximizing the involvement of local and State of Iowa contractors. 2.2.16 The Construction Manager shall assist the Owner to develop additional in obtaining information regarding applicable requirements for equal employment opportunity programs for inclusion in the Contract Documents. 2.2.17 Following the Owner’s approval of the Construction Documents, the Construction Manager shall update and submit the latest estimate of Construction Cost and the Project construction schedule for the design or construction of Design Professional’s review and the Project. At Owner’s requestapproval. 2.2.18 The Construction Manager shall make recommendations, attend public meetings develop, and hearings concerning the development and schedule implement criteria acceptable to Owner for qualification of the Project. Implement and conduct a constructability program to identify and document Project cost and schedule savings opportunitiesBidders. The constructability program Construction Manager shall follow accepted industry practices establish bidding schedules and be develop Bidders’ interest in accordance with the requirements of the attached exhibit. Whenever the term “value engineering” is used in conjunction with this Agreement or the Project, it has its commonly accepted meaning within the construction industry and does not imply the practice of professional engineering without a license. If any value engineering activities constitute the professional practice of engineering, then such activities shall be performed by an engineer licensed in Texas. Prepare a “Constructability Report” that identifies items that, in the Design/Build Contractor’s opinion, may negatively impact construction of the Project. The Constructability Report Construction Manager shall address participate in pre-bid conferences to familiarize Bidders with the overall coordination of Project DrawingsBidding Documents and management techniques and with any special systems, Specificationsmaterials or methods. The Construction Manager shall assist the Design Professional with regard to questions from Bidders, and details with the issuance of Addenda. 2.2.19 The Construction Manager shall assist the Owner in preparing and identify discrepancies that may generate Change Orders placing notices and advertisements to solicit bids or claims once Project construction commences. The Constructability Report shall be updated at least monthly during the Pre-Construction Phase. Provide and implement a system for tracking questions, resolutions, decisions, directions and other information matters that arise during the development of the Drawings and Specifications purchase order quotations for the Project. . 2.2.20 The decision tracking system Construction Manager shall be in a format approved by assist the Owner in receiving bids, prepare bid analyses and updated at least monthly during make recommendations to the Pre-Owner for the Owner’s award of Contracts or rejection of bids. 2.2.21 The Construction PhaseManager shall assist the Owner in preparing Construction Contracts and advise the Owner on the acceptability of Subcontractors and material suppliers proposed by Contractors.