Hospital Design Planning Workbook: Design and construction timeline

Hospital Design Planning Workbook: Design and construction timeline

Track your progress and stay on top of deadlines with this list.
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Jun 01, 2008
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Here's a breakdown of key points in the building process, and when they need to be completed. To download a PDF version of this checklist, click here.

30 to 36 months before move-in
Brainstorm motivations for building

  • Identify your practice philosophy.
  • Analyze your existing and future market.
  • Estimate growth in income, staff, veterinarians, and services.
  • Identify additional areas of potential growth.
  • Develop a listing of project goals and needs.
  • Gather information pertaining to the construction process.
  • Attend the Veterinary Economics Hospital Design Conference.

24 to 30 months before move-in
Assemble your initial design team

  • Management consultant
  • Accountant
  • Architect
  • Real estate broker

Investigate your development options

  • Compare and contrast building new, renovating your current space, and leasing space.

    Build new

  • Identify your desired location based on the market and projected city growth.
  • Identify specific sites in your target market area.
  • Compare and contrast sites based on cost, development potential, visibility, and constructability.
  • Investigate a specific site.
  • Confirm site size and identify easements.
  • Confirm the availability of utilities: sewer, water, power, and gas.
  • Confirm that the site is zoned correctly.
  • Identify constraints that may impact development: soils, wetlands, or hazardous materials.

    Renovate or expand your existing facility

  • Determine the desirability of your existing facility in terms of community and market growth.
  • Investigate the viability of renovating or expanding on the existing site.
  • Confirm site size and identify easements.
  • Confirm the availability of utilities: sewer, water, power, and gas.
  • Confirm that the site is zoned correctly.
  • Identify constraints that may impact development: soils, wetlands, or hazardous materials.
  • Investigate the viability of renovating or expanding your existing building.
  • Investigate the viability of existing structure, HVAC systems, roofing—architect or contractor can assist.

    Lease space

  • Identify your desired lease locations based on the market and projected city growth.
  • Identify specific leasehold spaces that are available in your area.
  • Compare and contrast leasehold spaces based on cost, market, configuration, and visibility.
  • Confirm that leasehold is adequate in size.
  • Confirm that leasehold space is zoned properly.
  • Confirm the availability of utilities.

18 to 24 months before move-in
Investigate your project feasibility

  • Identify your project size and scope.
  • Meet with your architect to develop a listing of required spaces and site needs.
  • Cross-check your listing of required spaces with the available site, building, or lease space—architect can assist.
  • Identify construction cost based on listing of spaces.

Identify balance of project costs

  • Evaluate site acquisition, equipment, design fees, and development costs.
  • Compare project costs with available funds.
  • Review funding options with your accountant, management consultant, and lending group.
  • Secure a preliminary commitment for financing.
  • Review your available cash and verify your project timeline with required target dates.

Initiate site purchase or lease negotiation

  • Note: If needed, initiate your planning and zoning applications. This process can require four to 18 months, so plan accordingly.
  • Hold a preliminary meeting with city officials to identify issues, process, and timeline.
  • Meet with your architect to identify upcoming tasks.
  • Hire a civil engineer to assist in the application process.
  • Civil engineer, architect, or planner develops required exhibits for application.
  • Complete application for city or county zoning.
  • City or county reviews application and requests supplementary information.
  • Obtain zoning approval.

18 months before move-in
Begin schematic design process

  • Architect develops initial facility design: schematic floor plan, exterior appearance, and site layout.
  • Gather information to begin drawing production.

For a new or existing site

  • Obtain a current metes and bounds survey.
  • Complete an improvement and topographic survey.
  • Conduct a soils test.
  • Complete a level one EPA study to identify potential hazardous materials on site.
  • Develop information on existing buildings to remain.
  • Develop plans for structural framing, building systems, utilities, and sewer.

For a leasehold space

  • Obtain accurate drawings for potential lease space.
  • Obtain accurate information about existing utilities (power and sewer) and existing HVAC.
  • Sign off on schematic drawings.
  • Retain a civil engineer and landscape architect to develop site drawings.
  • Obtain preliminary pricing from your contractor based on schematic drawings.
  • Confirm project construction cost and viability—architect, accountant, and management consultant can assist.

12 to 18 months before move-in
Produce working drawings

  • Authorize architect to proceed with working drawings.
  • Provide additional detailed information to architect on equipment, cabinetry, HVAC, electrical requirements, and interior finishes.
  • Architect forwards information to building consultants to produce structural, mechanical, and electrical drawings.
  • Investigate retaining a contractor on a preliminary basis.
  • Contractor reviews in-progress working drawings produced by architect for preliminary budget purposes.
  • With architect, review drawings for compliance before release for bidding and building department.

10 to 12 months before move-in
Complete bidding, building application, and financing process

  • Architect releases completed drawings for bidding and building department application.
  • Architect gives final working drawings to contractor for pricing.
  • Submit final working drawings to building department.
  • Building department reviews application and requests additional information.
  • Finalize financing requirements with bank.
  • Work with bank on appraisal process.
  • Building department releases drawings for construction.
  • Contractor provides final bid.
  • Owner and contractor review cost-saving alternatives.
  • With contractor, finalize construction contract.

8 to 10 months before move-in
Oversee facility construction

  • Review construction schedule with contractor and architect.
  • Contractor begins construction.
  • Architect approves pay requests to contractor on monthly basis.
  • Architect and contractor develop punch list and wrap up construction.
  • Contractor corrects punch list items.
  • Architect executes certificate of occupancy.
  • Take over utility bills and building insurance.
  • Contractor gives owner warranty and service manuals for facility.
  • Release final payments to contractor.

Move in to facility
Develop move-in and transition plan

  • Move in.
  • Retain HVAC contractor to provide ongoing service and maintenance.

12 months after move-in
Perform warranty walk-through

  • Conduct warranty walk-through with architect and contractor.
  • General contractor makes necessary repairs.