Reference 3 - Critical Path Schedule Narrative and 24 Month Preliminary Schedule_Andrew Goodwin Designs.pdf

ANDREW GOODWIN DESIGNS

DESIGN | ARCHITECTURE | PLANNING

July 07, 2026

City of Camarillo Department of Administrative Services 601 Carmen Drive Camarillo, California 93010

RE: Camarillo City Hall Renovation & Expansion Critical Path Schedule Narrative Schematic Design Phase

Dear City Manager and Project Team, As part of the Schematic Design effort for the Camarillo City Hall Renovation Project, AGD has prepared a preliminary Critical Path Schedule to evaluate the overall construction sequence, identify major schedule drivers, and assist the City in understanding the key activities that will influence the successful delivery of the project. This schedule is intended to serve as a planning tool during the Schematic Design phase and should not be interpreted as the Contractor's final construction schedule. It is a conservative estimate based on some historical schedules from past projects and what could be found online as precedents. Following the completion of Construction Documents and award of the project, the selected contractor will be responsible for preparing a detailed Critical Path Method (CPM) schedule that reflects their means and methods, sequencing, subcontractor coordination, procurement strategy, and staffing.

Based on our review of the proposed project scope, current market conditions, and anticipated procurement durations for major building systems, we believe that a single-phase renovation utilizing a full building decant remains the most efficient and cost-effective approach for this project. The renovation includes the replacement of nearly every major building system, including HVAC, electrical, plumbing, lighting, building controls, windows, and significant interior renovations, while also introducing a new public-facing lobby addition and selected exterior improvements. Attempting to perform this work in multiple occupied phases would substantially increase construction duration, contractor overhead, and overall project cost. A single-phase approach provides the contractor with uninterrupted access to the facility, allows multiple trades to work concurrently, and reduces the number of mobilizations and utility shutdowns required throughout construction.

Critical Path Observations

The preliminary schedule indicates that the project's critical path is driven primarily by the procurement and installation of long-lead mechanical and electrical equipment rather than architectural finishes. Specifically, rooftop packaged HVAC units, electrical switchgear, distribution equipment, building automation controls, and exterior window systems currently represent the longest procurement durations based on California public construction market conditions anticipated for 2026–2027. These items will require early submittal review and release for fabrication immediately following contract award in order to avoid delays to construction.

From a construction sequencing standpoint, the anticipated critical path generally follows the progression below:

● Completion of design and permitting

● Procurement of long-lead equipment

● Temporary facilities and staff relocation

● Building demolition and hazardous materials abatement

● Structural roof modifications and reinforcement

● Installation of rooftop mechanical equipment

● Mechanical, electrical, plumbing, and fire protection rough-in

● Interior reconstruction and finishes

● Controls integration, testing, balancing, and commissioning

● Owner training and occupancy

While many construction activities can occur concurrently, delays to any of these major milestones have the potential to directly affect the overall completion date of the project.

Temporary Facilities and Early Enabling Work

One of the most significant observations resulting from our schedule analysis relates to the temporary facilities required to support the City's operations during construction. The current preliminary schedule assumes that procurement and installation of temporary office trailers, utility connections, information technology infrastructure, and staff relocation occur after issuance of the Notice to Proceed (NTP) for the construction contract.

However, after evaluating the schedule, we believe there is an opportunity for the City to significantly improve project efficiency by completing much of this work prior to issuance of the contractor's Notice to Proceed. I believe that this was also worked out in a similar manner for the City of Camarillo’s Corporation Yard Restroom remodel completed in 2026.

Specifically, we recommend the City evaluate completing the following enabling activities under separate contracts or owner-managed procurement:

● Procurement of temporary office trailers.

● Installation and permitting of temporary trailer facilities.

● Utility connections to temporary facilities.

● Information Technology and communications infrastructure.

● Staff relocation into temporary facilities.

● Public service relocation planning and implementation.

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Completing these activities prior to contractor mobilization would allow the construction contractor to begin demolition almost immediately following Notice to Proceed rather than carrying several months of General Conditions while waiting for the building to become available.

From both a schedule and cost standpoint, this approach offers several advantages:

● Reduces contractor General Conditions and Overhead costs.

● Shortens the overall construction duration.

● Provides greater certainty regarding building availability.

● Minimizes disruptions to City operations during contractor mobilization.

● Allows the contractor to focus immediately on critical demolition and building systems replacement.

We believe this strategy warrants additional evaluation during Design Development and may provide meaningful cost savings to the City while also reducing schedule risk.

Bid Alternates and Schedule Impacts

The current project has been organized with a Base Bid and three additive alternates to provide flexibility during bidding should construction costs exceed the available budget.

The Base Bid includes the complete renovation of the existing City Hall and replacement of all critical building systems. The bid alternates currently include:

● Alternate No. 1: Outdoor Gathering Space / Break Room Patio Enhancements

● Alternate No. 2: New Public Lobby Addition

● Alternate No. 3: Site and Landscape Improvements

From a scheduling perspective, none of these alternates currently drive the critical path of the project. The Base Bid improvements establish the activities that control overall project completion.

Should any or all of the alternates be accepted, they may proceed concurrently with portions of the interior renovation and building systems work. Although they are not anticipated to independently extend the overall project duration, they do introduce additional coordination requirements and may create localized critical path overlap depending on construction activities. These relationships should be further evaluated by the selected contractor during preparation of the final CPM schedule.

Closing

The preliminary Critical Path Schedule developed during Schematic Design is intended to establish a realistic framework for project planning and budgeting while identifying the major activities that will influence successful delivery of the Camarillo City Hall Renovation Project. As the project advances into Design Development and Construction Documents, this schedule

1 2 3 8 M O N T E R E Y S T R E E T, S A N L U I S O B I S P O, C A 9 3 4 0 1 - 8 0 5 . 4 3 9 . 1 6 1 1 should continue to be refined in coordination with updated cost estimates, permitting requirements, procurement strategies, and City operational needs.

AGD appreciates the opportunity to assist the City in planning this important civic investment.

We believe the recommended single-phase renovation approach, coupled with early owner-led temporary facility implementation and thoughtful procurement planning, provides the greatest opportunity to deliver the project efficiently while minimizing both cost and disruption to City operations.

Respectfully, Andrew Goodwin, AIA Principal Architect Andrew Goodwin Designs

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