Join Jim Rogers for an in-depth discussion in this video The process: From idea to design, part of Construction Management Foundations.
- Now our architect Tom talked to us about the first steps in the design phase and he took us through one aspect of programming which involved learning about the owner's ideas and needs. Another aspect of programming that also needs to take place at this stage involves the research and application of regulatory issues, things that are going to effect the design and construction of this facility. So to explore some of these issues, we're going to talk to Mo Glancy who's the Assistant Planning and Development Director at The City of Phoenix.
- My name is Mo Glancy. I'm the Assistant Planning & Development Director in the Planning and Development Department here at The City of Phoenix. Our departments is really the one stop shop for all private development in the city of Phoenix. So what I mean by the one stop shop in the development process is that anybody who wants to do a private development, anything from remodeling your kitchen to building a new hospital or stadium, our department takes care of making sure that they meet all the requirements of the city. From planning and zoning issues all the way through building code and then issuing permits and conducting inspections and finally issuing certificates of occupancy.
The first step in the plan review or the first step that our department does is when somebody selects a site or they consider selecting a site, they'll come in and talk to us about what the development wants to be. They'll submit a pre-application package and we'll take a look at it and make sure that it has the entitlements, that it does match the zoning that's required for that site, that the building is the right size, that it's not too big for the site, that it meets the set backs, that it's the right height.
Also look and make sure that it's not going to be too big of an impact on traffic, or if it is, what's going to happen there. We'll talk to them about what type of infrastructure that they need to bring in. And so at the very beginning of a project, a developer can find out what all the requirements are going to be and how much it's going to cost to do that development and if the development's even feasible before they go down the road of developing a whole bunch of design documents. And a lot of times before they even purchase the property they'll come in and we'll sit with them and talk about that before they purchase the property.
And then as far as the plan review stage, once we get to the point where we feel pretty comfortable that the development that they want to do meets all of the city's standards, meets the minimum requirements of the zoning ordinance and our city code, then they would submit construction drawings. And those would be construction drawings for the building, the site work, grading and drainage, and then also all of the infrastructure that they may have to build associated with the project. We review those plans to make sure that they meet all of our city codes and ordinances.
It's a lot easier to make a change on a plan than it is to make that change once it's been constructed. So we review that to make sure that it meets all the codes and ordinances and then we issue permits for construction. So why does a city have a zoning ordinance? Typically most cities have a general plan and that plan helps determine how a city is going to develop. Where you're going to have high density areas, dense urban areas. Where you might have more suburban type areas.
Where you might have manufacturing and things like that. And so the planning department makes sure that, or the planning function, makes sure that any development meets that general plan. And it's important because it determines things like how high you can build a building, how much of the lot you can cover, the types of uses you can have, set backs, how close you can be to a property line. And it really helps a community develop in a harmonious way. So you've got residential next to residential, you don't end up with a factory next to a residential subdivision or a very intense use.
It also helps you regulate where the higher density, so high rise multi-family would be in a more urban setting and then you might have the low rise residential in the more suburban areas. So you might wonder why a city has a development department, a planning and development departments or a development services, they have various names. And it really comes down to, we do a lot of things. We facilitate development for sure and we work with architects and developers and contractors and homeowners to make sure that development happens.
But the real thing that we're here for is for the protection of the citizens of the city. Either from a zoning perspective to make sure that the development is harmonious with what they expect to be in their area. And certainly from a safety perspective on the building safety side. Typically, everybody has the same building codes. Almost all countries have the same building codes. But the difference you find in countries that actually enforce those codes is the buildings actually get built per the codes. If you don't do the plan review and you do the inspections, then it's very easy for that quality of construction to slide.
What we have found is that having a strong planning and development department, a development services department, strong building department, allows citizens to feel safe that the buildings that they go into are going to be structurally strong, they're going to meet the codes, they'll meet the minimum exiting requirements, they'll have accessibility. One of the things we really spend a lot of time on is making sure that buildings are accessible and also that they're harmonious with the neighborhood.
And so this gives citizens confidence that the buildings they live in, the buildings they work in, the buildings they visit will be safe for them. - So you can begin to see how critical these initial steps are to the construction of any facility. This really is where an owner's wants and needs start to interface with the rules and regulations in order to begin translating all of this information into instructions on what to build. Now this can be a very long process but eventually it's going to result in a set of construction drawings and specifications that'll allow us to move to the next step and start the building.
Whether you're a construction industry veteran looking to switch roles or a brand new construction manager trying to get your bearings, this course provides you with meaningful insights into this vital, evolving industry and your role in it. Instructor Jim Rogers explains how integrated project delivery methods work, how technology is shaking up old processes, and how lean productivity methods are being used at construction sites. Throughout the course, you'll get industry knowledge from Jim, as well as other experienced construction professionals.
- Modern construction industry overview
- The construction team
- Reviewing the many roles of the construction manager
- A day in the life of a construction manager
- Understanding how the industry is organized
- Working with alternative project delivery methods
- Understanding the role of technology in construction