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Getting to see
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Unfortunately, some people are surprised to learn that the first set of drawings may
not be as detailed as they might expect.
For most projects, design teams follow the 30-60-90 issued for construction (IFC)
approach for developing and sharing the project's drawings.
WHAT IS THE 30-60-90 DESIGN PROCESS?
The phase of the project known as the “construction documents phase” is
generally split into thirds. Each milestone marks an important step towards the
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structural drawings; develop and review mechanical, electrical, and plumbing
drawings; and confirm all comments on the 60% drawings were acknowledged
By creating and releasing the documents in phases, the project team maintains a
clear and focused approach to each consideration in the project's design. The
approach prevents the team from getting overwhelmed by too much detail,
allowing timely discussions and course corrections at each stage.
So, what can you expect during each phase? And how can you ensure the review
process is productive and efficient? Read on to find out.
30% DESIGN DOCUMENTS
While the specifics will vary for each project, the overall purpose of 30% design
documents is pretty much universal. This phase aims to lay out the major design
elements of your project and establish a cost and timeline.
Along with the drawings, the project's scope, schedule, and budget will be fine-
tuned in this stage. The project manager will develop and commit to a baseline
schedule, baseline budget, and baseline cost estimate.
During this phase, the project team will have the opportunity to review the “base
layer” or “big picture” version of the drawings. Free from the nitty-gritty details, it
will be easier to look critically at the bones of the project without getting bogged
down by detail.
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documents.
During this round, the project team will focus on analysis of
constructability, budget considerations and modifications, and
potential issues or concerns.
The team will discuss the constructability of the drawings and any preferred
equipment and materials needed to build the project during this stage. Now is also
the time to consider permit requirements, looking for any issues in the design that
may need to be changed before permitting is issued.
This phase is also a good time for value engineering because the impact on
schedule and overall design is lowest ~ meaning less costly and more efficient.
While value engineering can happen after this stage, changes in later stages can
be more costly and time-consuming once the wheels are in motion.
The Sooner the Better
Value Engineering Is Most Effective Early
on in the Construction Process.
READ MORE
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While this set should closely represent the final project, modifications could be
required for permitting or code considerations.
‘Additionally, the construction schedule, phasing plan, and logistics plan will be
finalized.
3 TIPS FOR A SUCCESSFUL DESIGN DOCUMENT REVIEW
1, DOCUMENT THE MEETINGS
For most owners, maintaining the project's budget is a sticking point. However, it's
easy for the budget to fall by the wayside when reviewing designs and proposing
changes. While small changes here and there may not seem to have a big impact,
they can add up. This is known as scope creep.
Ensure someone is keeping thorough meeting minutes and other
documentation of the discussions. These will help keep scope
creep at bay and provide detailed notes to refer to if needed.
2. KEEP THE PROJECT'S VISION IN FOCUS
When a group of people is evaluating small details, it's easy to lose track of the
bigger picture. It's essential that this doesn’t happen. Never forget the vision of
your project — it’s the main objective of the new space you're creating, and the
core reason for going through this construction journey in the first place.
Make someone on the team responsible for reminding everyone
of this vision. That way, when one thing leads to another and your
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has everything under control. However, it is crucial for you to actively participate in
the review process and provide the insights and direction that only you can
provide. Look at it as an investment.
Taking the time to carefully look over and discuss the drawings will
lead to a much smoother, more efficient, and potentially less
expensive construction process. Your input is imperative to the
success of the project.
It's much cheaper and quicker to make changes to the project during design
documentation than it is once construction is underway. The process is designed to
allow for communication and collaboration and ensure your resulting project will
give you what you need and want.
It’s also imperative to work with a project team that is as committed to this as you
are. With over 125 years of construction experience, Horst Construction has the
know-how and talent to make the 30-60-90 IFC process efficient and effective. Our
team of professionals has the expertise to bring your vision to reality and guide
you through a project process that energizes and engages.
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This post was originally published in July 2012 and was updated March 2020.
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Posted March 27, 2020
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