DesignandConstructionSchedule.pdf
PDF 70 KB Posted
- Attached to
- Design Build for Palm Cemetery Columbarium
- Solicitation number
- RFQ26-22
- Issued by
- Orange County, Florida
About this file
This Design and Construction Schedule document outlines the project timeline and deliverables for the Palm Cemetery Columbarium Design Build project in Florida. The project follows a design-build delivery method with multiple phases of design development, stakeholder review, and construction. Key milestones include a 30-day public advertising period for design-build team qualifications (deadline June 15, 2026), shortlisting of qualified firms by June 29, 2026, a mandatory site walk on June 30, 2026, and a 35-day RFP period for shortlisted firms with responses due by August 4, 2026. The schedule includes interviews with shortlisted firms (August 14, 2026), final scoring and ranking (August 21, 2026), and negotiation of scope, price, schedule, and contract terms concluding by September 20, 2026. Contract award and execution is scheduled for October 20, 2026, with a design-build kickoff meeting by October 27, 2026.
The project progresses through three design phases—30 percent design (due November 26, 2026), 60 percent design (due January 30, 2027), and 90 percent design with permit set (due April 9, 2027)—each followed by internal and stakeholder review periods. Final construction documents and cost reconciliation are due by May 24, 2027, followed by building permit review and approval by July 23, 2027. Construction is authorized to begin by July 30, 2027, with an estimated 120 to 240-day construction period. Substantial completion is targeted for March 31, 2028, with final completion including punchlist work, warranties, and closeout documents due by April 30, 2028. The schedule does not specify pricing terms, set-asides, incumbent information, or funding sources in this document.
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Other files
| File | Type | Posted |
|---|---|---|
| ColumbariumExampleSites.pdf | ||
| DesignBuildforPalmCemeteryColumbarium.pdf | ||
| BuildingPlansInterior.pdf | ||
| BuildingPlansExterior.pdf | ||
| PalmCemeteryMaintenanceBuildingPictures.pdf | ||
| SitePlansOverview.pdf |
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Text version
Milestone/Deliverable Description Duration Due Date
Stakeholder review and comment reconciliation
Review with stakeholders, internal reviewers and end users. Confirm that the scope reflects operational needs and does not include unnecessary scope. Reconcile comments before advertisement.
7 to 10 days
May 11, 2026
Procurement review RFQ/RFP documents
Procurement finalizes solicitation language, evaluation criteria, contract form, proposal requirements, interviews, and award process.
5 days May 16, 2026
Publicly advertise RFQ Request qualifications from design build teams. Including team experience, similar projects, resumes, approach, availability, and references.
30 days June 15, 2026
Evaluate statements of qualifications and shortlist firms
Evaluation committee reviews qualifications and shortlists the most qualified firms.
7 to 14 days June 29, 2026
Conduct project site walk
Walk the site with shortlisted firms and document questions and existing conditions. Existing building condition, utilities, structure, accessibility, drainage, fire & life safety, cemetery operations, and any site constraints. Identify major unknowns.
1 day, during RFP period
June 30, 2026
Issue RFP to shortlisted firms Shortlisted firms receive the design criteria package and submit technical approach, design narrative, schedule, cost proposal, assumptions, exclusions, and project team structure.
35 days
August 4, 2026
Interview shortlisted firms, if used Evaluate the understanding of the scope, budget control strategy, risk management, and ability to work collaboratively.
7 to 10 days August 14, 2026
Final scoring and ranking Committee scores proposals and identifies the highest-ranked firm. 5 to 7 days August 21, 2026
Negotiate scope, price, schedule, and contract terms
Confirm the design builder’s price, assumptions, exclusions, allowances, contingency structure, schedule, deliverables, and responsibilities.
14 to 30 days September 20, 2026
Award and contract execution Formal award, contract execution, insurance and bond verification, purchase order creation, and issuance of notice to proceed.
15 to 30 days October 20, 2026
Design-build kickoff meeting Meeting for alignment on scope, schedule, communications, review periods, cost control process, permitting.
1 to 7 days October 27, 2026
30% Design
| • | Conceptual site plan. |
| • | Conceptual columbarium layout. |
| • | Preliminary code analysis. |
| • | Preliminary accessibility approach. |
| • | Preliminary civil and utility assumptions. |
| • | Preliminary architectural elevations. |
| • | Preliminary structural, mechanical, electrical, and plumbing |
narratives.
| • | Outline specifications. |
| • | Initial project schedule. |
| • | Risk and assumptions log. |
| • | 30% cost estimate - This estimate should be used to test the |
overall project direction. If the estimate is trending too high, this is the best time to adjust scope before the design becomes too developed.
21 to 30 days
November 26, 2026
Internal Review of 30% Design Focus should be on scope validation, code concerns, operations, maintenance, and budget alignment.
7 to 10 days December 6, 2026
Stakeholder Review of 30% Design Confirm that the layout, public experience, columbarium capacity, circulation, aesthetics, access, and operational needs are acceptable before advancing design.
7 to 10 days December 16, 2026
60% Design
| • | Developed site plan. |
| • | Developed building plans. |
| • | Preliminary demolition plans. |
| • | Developed columbarium layout. |
| • | Civil plans with grading, drainage, utilities, sidewalks, paving, and |
site access.
| • | Architectural plans, elevations, sections, and finish direction. |
| • | Structural framing. |
| • | Mechanical, electrical, plumbing, lighting, and fire & life safety |
layouts.
| • | Accessibility details. |
| • | Landscape and irrigation. |
| • | Draft specifications. |
| • | Updated project schedule. |
| • | Updated risk and assumptions log. |
| • | 60% cost estimate - This estimate should be more detailed than the |
30% estimate and should begin to resemble a professional estimate. This is the time for value engineering and scope confirmation.
30 to 45 days
January 30, 2027
Internal Review of 60% Design Review for technical completeness, maintainability, constructability, code compliance, utility coordination, and budget.
This is a key checkpoint for value engineering.
10 to 14 days February 13, 2027
Stakeholder Review of 60% Design Confirm the design still meets the City’s intended use and public-facing expectations. Resolve scope decisions before permit documents are prepared.
7 to 10 days February 23, 2027
90% Design / Permit Set
• Coordinated architectural, civil, structural, MEP, fire protection, and landscape drawings.
| • | Detailed demolition plans. |
| • | Detailed columbarium niche layout and memorial components. |
| • | Door, finish, equipment, and material schedules. |
| • | Details for accessibility, drainage, utilities, hardscape, lighting, |
signage, and site furnishings.
| • | Near final technical specifications. |
| • | Updated construction schedule. |
| • | 90% cost estimate. |
| • | List of open items. |
| • | Responses to prior City review comments. |
| • | 90% cost estimate - This estimate should be used to confirm the |
final construction budget before permit documents are issued. At this point, the design builder should be able to identify any remaining cost risks, allowances, or assumptions.
30 to 45 days
April 9, 2027
Internal Review of 90% Design City verifies that prior comments were addressed and that the documents are suitable for permitting and final pricing.
10 to 14 days
April 23, 2027
Stakeholder Review of 90% Design Stakeholders confirm that no major changes remain. Changes after this point should be limited because they may impact cost and schedule.
7 to 10 days
May 3, 2027
Final construction documents and final cost reconciliation
Final sealed documents are prepared for permit submittal. The design-builder provides final pricing, GMP or lump sum confirmation, allowances, alternates, contingency structure, schedule, and final assumptions/exclusions.
14 to 21 days
May 24, 2027
Building permit review Submit to Building Official and State Fire Marshall. Design builder responds to comments and revises documents as needed.
30 to 60 days July 23, 2027
Issue notice to proceed for construction
City authorizes construction to begin after contract, permit, insurance, bonds, schedule, and required preconstruction submittals are in place.
1 to 7 days July 30, 2027
Renovation and site work
Construction of building modifications, columbarium improvements, site work, utilities, accessibility improvements, landscaping, finishes, inspections, testing, and commissioning as applicable.
120 to 240 days
March 26, 2028
Substantial Completion
| • | The columbarium facility is safe and usable. |
| • | Required inspections are passed. |
| • | Life safety systems are operational, if applicable. |
| • | Accessible routes are complete. |
| • | The building or improved area can legally and practically be |
occupied or used.
| • | Major construction work is complete. |
| • | Only minor punchlist work remains. |
| • | Punchlist generated. |
5 days
March 31, 2028
Final Completion Contractor completes punch list, submits warranties, as-builts, O&M manuals, lien releases, final pay application, attic stock if required, and all closeout documents.
30 days after substantial completion
April 30, 2028
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